If you rent to tourists in (short stays under ~30 nights), you fall under Alojamento Local (AL) rules. In late 2024 and early 2025, the legal framework changed again, so it’s important to know what applies now, from when, and what actions hosts must take.
What is Alojamento Local (AL)?
AL is Portugal’s licensing regime for short‑term tourist accommodation (house, apartment, lodging establishment, or rooms). The core framework is Decree‑Law 128/2014 (republished in 2024), which sets definitions, categories, registration, operating standards, identification/ signage, and supervision. AL registration issues an RNAL number that must appear on listings and marketing.
What changed recently?
6 Oct 2023 – Law 56/2023 (Mais Habitação): introduced strict measures, including 5‑year validity with renewal and a nationwide suspension on new AL registrations for certain modalities (e.g., apartments), with limited exceptions.
23 Oct 2024 – Decree‑Law 76/2024 published; in force from 21 Jan 2025 (90 days after publication):
- Revokes the 5‑year renewal rule (registrations no longer expire purely by time).
- Rolls back the blanket suspension of new registrations from Law 56/2023, while giving municipalities stronger regulatory powers.
- Republishes the AL regime (DL 128/2014) with updated articles and new provisions.
- Requires municipalities with >1,000 AL to decide within 12 months whether to introduce local rules.
From 21 Jan 2025, AL runs under the republished DL 128/2014 as amended by DL 76/2024. New registrations may be available, but local municipal rules can still restrict or condition AL in specific areas.
What are hosts required to do?
1) Register your property and obtain an RNAL number
- File the online prior‑notice (comunicação prévia com prazo) via the Balcão do Empreendedor (ePortugal).
- Provide owner details, NIF (tax no.), property address/typology, capacity, and supporting documents (e.g., right of use/authorization; condo points where applicable).
- You’ll receive an RNAL registration number; display it on your listing and materials.
2) Maintain mandatory civil‑liability insurance
Keep an AL civil‑liability policy that meets the minimum coverage defined by regulation. Be ready to submit proof of insurance when requested/required.
3) Comply with safety, signage and information duties
- Meet operating conditions (hygiene, equipment, safety basics, complaint book, house rules, and any signage/identification required by the republished regime).
- Keep documentation available for inspections by the municipality, Turismo de Portugal, ASAE or police authorities.
4) Report foreign guests via SIBA within 3 working days
- For non‑Portuguese nationals, submit Accommodation Bulletins (arrival and, if not included, departure) electronically through SIBA within 3 business days.
- Collect and store identification data according to the form and privacy rules; do not send paper forms.
5) Watch for municipal rules
Municipalities may define contention/special regulation areas, caps, or specific conditions. Always check your Câmara Municipal for local requirements before listing or scaling.
What happens if you don’t comply with Alojamento Local?
- Fines and administrative offences for operating without RNAL, failing to display RNAL, lacking insurance, missing safety requirements, or breaching local rules.
- Temporary interdiction/suspension of operation by ASAE or the Municipality where safety/health or legal non‑compliance is found.
- Platform consequences: listings without a valid RNAL may be blocked or removed.
Portugal’s updated Alojamento Local regulations in 2025 aim to protect communities while maintaining quality standards for guests. To avoid disruptions or penalties, short-term rental hosts should act now: secure or update your AL license, verify insurance, and stay informed of local rules.
How GuestAdmin helps hosts stay compliant
- RNAL hygiene: keep your registration details and mandatory notices/information organized in one place.
- Insurance nudges: reminders to upload/renew insurance evidence and policy metadata.
- SIBA data flows: collect all guest data once and submit required Accommodation Bulletins for foreign guests on time.
- Compliance library: store documents (signage, complaint book info, safety attestations) for audits; export when requested.
- Local‑rule awareness: notes and checklists aligned with municipal requirements so scaling across cities stays predictable.
Stay compliant by using GuestAdmin solutions and keep welcoming guests with confidence.