Information guide for international students, not individual legal, tax or medical advice. Check amounts, forms and deadlines on official sources before acting.

Operational framework

In Portugal, citizenship, course form, duration, address and work determine different procedures. For an Italian the path starts from the Certificado de Registo de Cidadão da União (CRUE); for a non-EU citizen from residence visa and residence permit for study at AIMA. The following guides separate the two cases and indicate where the rule varies.

Contract

Rule:Request a written surrender contract with parts, price, duration, return, deposit and inventory.

What to do:Check that whoever signs can rent.

Operational verification:Before closing the «Contract» step, connect the current source, the document presented and the receipt; Note the next deadline and who can fix a mistake.

Tax registration

Rule:The senhorio communicates the contract to the Tax Authority and issues electronic receipts except for exceptions.

What to do:Ask for proof and consult Portal das Finanças.

Operational verification:The complete version, date and issuing authority are kept in the «Tax registration» file. If you ask, try and consult portal das finanças. this is not possible, ask in writing which alternative test is accepted.

Deposit

Rule:Caução and rendas antecipadas are distinct concepts with limits and purposes.

What to do:Have the amounts and refund indicated.

Operational verification:Check «Security» before paying or signing: identity of the other party, competent territory, amount, deadline and consequence of non-compliance must be from a verifiable source.

Fiador

Rule:A guarantor can assume broad and joint obligations.

What to do:Read waivers and duration before signing.

Operational verification:For «Fiador» a verbal confirmation is not enough. Save the institution’s response, case number and proof of delivery; reevaluate the transition when you change address, course or job.

Room

Rule:In subletting, verify consent, main contract and right to register address.

What to do:Do not pay to unauthorized occupant.

Operational verification:Before closing the «Room» step, connect the current source, the presented document and the receipt; Note the next deadline and who can fix a mistake.

Inventory

Rule:Photograph humidity, mould, windows, appliances, meters and keys.

What to do:Send dated report.

Operational verification:The complete version, date and issuing authority are kept in the «Inventory» file. If you send a dated report. this is not possible, ask in writing which alternative test is accepted.

Energy

Rule:Ask for energy certificate and latest consumption; Cold/damp homes can be expensive even in mild climates.

What to do:Budget electricity and gas.

Operational verification:Check «Energy» before paying or signing: identity of the counterparty, competent territory, amount, deadline and consequence of non-compliance must be from a verifiable source.

Condominium

Rule:Distinguish owner expenses from contractually transferred consumption/services.

What to do:Ask for breakdown.

Operational verification:For «Condominium» a verbal confirmation is not enough. Save the institution’s response, case number and proof of delivery; reevaluate the transition when you change address, course or job.

Repairs

Rule:Report defects in writing and grant access; do not unilaterally suspend it.

What to do:Use municipal support/consumer association.

Operational verification:Before closing the «Reparations» step, connect the current source, the presented document and the receipt; Note the next deadline and who can fix a mistake.

Increases

Rule:Updates follow annual coefficient, notice and contract.

What to do:Check year and communication.

Operational verification:The complete version, date and issuing authority are kept in the «Increases» file. If verify year and communication. this is not possible, ask in writing which alternative test is accepted.

Withdrawal

Rule:Terms depend on duration and elapsed time.

What to do:Calculate notice before moving.

Operational verification:Check «Withdrawal» before paying or signing: identity of the other party, competent territory, amount, deadline and consequence of non-compliance must be from a verifiable source.

Scams

Rule:Don’t pay for social, crypto or shipped key reservations.

What to do:Verify property, identity and IBAN with second channel.

Operational verification:For «Scams» a verbal confirmation is not enough. Save the institution’s response, case number and proof of delivery; reevaluate the transition when you change address, course or job.

Contract registration and rent receipts

The lease should identify the parties’ NIFs, property/unit, legal type and housing use, start, duration, payment frequency and rent. The landlord reports it to AT and handles the applicable stamp duty. This does not make every landlord expense chargeable to the student.

For every payment, a landlord subject to the system issues an electronic rent receipt, including for a deposit or advance. Exempt landlords still use the legally required evidence, such as Modelo 44. Require separate descriptions for rent, caução, advance and utilities; check that the contract and receipts appear under your NIF in Portal das Finanças. For a room, verify authority to sublet and identify the occupied part.

“Displaced student” is a tax category with age, distance and enrolment conditions, not a synonym for foreign student. Where applicable, the contract/receipt must state the use; keep bank evidence even when e-fatura records it.

Due diligence before handing over money

Do a three-level check: person, property and contract. For the person, confirm agent or owner through registry, office or consistent documents; do not just use the number provided in the advert. For the property, compare address, visit, photographs and actual availability. For the contract, identify applicable law, parties, duration, rent, bond, utilities, exit and repair procedure. If one of the three levels doesn’t add up, don’t pay to “don’t miss out”.

Use traceable payments with reason and keep receipt. A bank transfer does not in itself prove that it was a bond, rent or fee: the reason and the agreement make it clear. Do not hand over cash without a receipt and do not use crypto, gift cards or transfers in a foreign name. Protect your passport and bank statement: a real estate scam can also become identity theft.

Tenancy diary

Maintain a timeline from announcement to bond repayment. Archive agreements, condition reports, original photographs, receipts, notices, repair requests and responses. By phone, he then sends an email: “I confirm today’s conversation…”. Photograph the damage in context and in detail, without changing metadata. Record when you allowed access and what was done.

If a dispute arises, separate facts from conclusions. Write the date, obligation, proof, consequence and remedy requested. Avoid insults or threats to stop paying. Use the local form and ask for support before a deadline. Continuing to meet undisputed obligations strengthens your position.

Exit checklist

Calculate notice and delivery date; agree inspection; photograph every room, meters and keys; close or transfer utilities; communicate forwarding address when appropriate. Ask for a final rent ledger and start the official bond procedure. Keep evidence after the transfer and don’t assume that silence closes the case: check the claims and terms of the tribunal.

Official sources

Verified: 2026-08-14.