Regulation explainer
Guest without valid ID? You can refuse check-in — and you should
Portuguese law is clear: no valid ID, no check-in. Know what to do, how to document it, and how to protect yourself.
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AL regulation, tax deadlines and operations — explained calmly for hosts running four to fifteen properties.
Regulation explainer
SIBA applies to every foreign guest, children included: what the law actually requires
Many hosts assume SIBA only covers some foreign guests. It doesn't: it covers all of them, children included. Here's what the law actually requires at every check-in.
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Opening an AL activity in Portugal: CAE codes, Tax Portal, and the mistakes that cost you later
Registering your AL activity looks straightforward — until the first mistake. A practical guide to getting it right from day one.
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AL or short-term rental? The legal boundary that determines your taxes and obligations
Understand what separates alojamento local from rental agreements — and why that distinction shapes your taxes, licences, and legal duties.
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Can your condominium shut down your AL? What the law (and courts) say in 2026
When does a condominium have the legal power to block your alojamento local — and where does that power end? A practical guide for 2026.
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INE and the IPHH survey: the monthly report your short-term rental must submit
The INE's IPHH survey is mandatory for AL owners selected for the sample. Here's what it asks, when it's due, and how to stay on top of it.
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VAT on guest invoicing: 6% or 23%? The detail that changes your final price
VAT on short-term rentals depends on what you're charging for — and mixing accommodation with extras is a costly mistake many hosts make.
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The physical checklist your AL property must pass: what the law actually requires on-site
Fire extinguisher, identification plate, complaints book — what must be physically present in your AL and how to stay on top of it as rules change.
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Mais Habitação vs. DL 76/2024: what actually changed and what still applies to your AL
DL 76/2024 reshaped some AL rules — but Mais Habitação didn't disappear. Here's what's still in force and what genuinely changed.
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CEAL repealed: what changes for your AL and how to claim your refund
The CEAL was repealed retroactively to 31 December 2023. If you paid it, you have reimbursement rights. Here's what changed and what to do.
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EU Regulation 2024/1028: the single European registration already applies to your short-term rental
The EU's single registration system for short-term rentals is now law. Here's what changes for your listings and how to stay compliant.
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AL Fines in 2026: What Each Compliance Failure Actually Costs
From missing insurance to late guest reporting — a clear map of what the law requires and where the penalties come from.
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AL tax calendar for 2026: every deadline you cannot miss
Modelo 30, IRS, SIBA, RNAL, TMT — every AL obligation has its deadline. Here's your month-by-month calendar for 2026, all in one place.
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DAC7: the Portuguese tax authority now receives your Airbnb and Booking numbers — what changes
Platforms like Airbnb and Booking already report your income to the AT. Here's what DAC7 means in practice and how to stay ahead of it.
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DL 76/2024: what actually changed in short-term rental
No more automatic expiry, stronger condo rules, mandatory insurance — what DL 76/2024 actually changed for AL owners in Portugal.
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Invoicing in alojamento local: what the platforms don't do for you
Airbnb and Booking issue their own documents. The AT expects yours. Here's how to close the gap and build a process that holds up.
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Model 30 in short-term rental: who must file, deadlines, and how to complete it
Find out if you need to file Model 30, when the deadlines fall, and how to complete the VAT return correctly for your AL.
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SIBA fines: what you risk if you don't report your guests (and how to avoid it)
Failing to report guests to SIBA carries real consequences. Here's what's required, when you need to act, and how to stay on top of it.
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AIMA and AT are stepping up AL inspections: what you need to have in order
PSP, GNR and AT are cross-referencing data with booking platforms. Here's the essential checklist to avoid being caught off guard.
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Register your AL step by step: the updated RNAL guide for 2026
Everything you need to register your alojamento local on the RNAL in 2026 — no missed steps, no wasted time.
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AL rules keep changing: how to stay on top of them
New laws, municipal decisions, AT updates — AL compliance is a moving target. A practical system for expat owners in Portugal.
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Best alojamento local software in 2026: what to compare (and what almost everyone forgets)
Channel manager, PMS or compliance? An honest map of AL software in Portugal — Hostkit, EazyAL, Chekin, Lodgify, Vezpa — no invented rankings, every claim sourced.
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Decree-Law 76/2024: what actually changed for Alojamento Local
Decree-Law 76/2024 dismantled most of the Mais Habitação restrictions: no more expiring registrations, power back to municipalities, new condominium rules. What it means for your AL — with official sources.
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EU Regulation 2024/1028: the new European short-term rental rules now apply to your property
Since 20 May 2026, platforms send your booking data to the authorities every month. What the EU regulation changes — and doesn't change — for Alojamento Local hosts in Portugal.
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How to invoice your Airbnb and Booking.com guests in Portugal (without the headache)
Invoice the guest, not the platform — and almost always on the payment date, not '5 days later'. 6% VAT, the €15,000 article-53 exemption, guests without a NIF and reporting to the tax authority, with sources.
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How to register your alojamento local in 2026: RNAL step by step
AL registration in 2026, start to finish: the prior communication on the Balcão Único, documents, the câmara's opposition window (60/90 days), insurance, and the obligations that start on day 1. Verified against the law.
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INE's IPHH survey: the monthly report — and how to know if your alojamento local must file it
The IPHH doesn't cover every AL — but if yours is in scope, the monthly response is mandatory (even at zero) and the fines are real. Who's in the universe, WebInq deadlines and the Azores/Madeira, with sources.
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Modelo 30 for alojamento local hosts: who must file it, deadlines, and how
Paying commissions to Airbnb or Booking? Portugal's tax authority confirmed it in 2026: Modelo 30 applies to you — even under the simplified regime. Deadlines, withholding, the 21-RFI and fines, with official sources.
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Municipal Tourist Tax for Short-Term Rentals in Portugal: a practical guide (with rates by municipality)
Official rates by municipality (Lisbon €4, Porto €3, Loulé seasonal…), the real exemptions, what Airbnb and Booking actually handle — and what stays on you. Verified July 2026.
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SIBA fines: what you risk when you don't report your guests (and how to avoid it)
The exact fines for not reporting guests to SIBA — €100 to €2,000, tiered under article 203 of Law 23/2007 — who issues them, and the 4 mistakes that cost the most. Verified against the law.
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What changes for AL in 2026 — and how to keep everything in one place
AIMA, containment zones, stepped-up inspections: what AL owners need to know for 2026 and how to stay organised.
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Mandatory liability insurance for AL: what the law requires
Liability insurance is mandatory — and since 2025 the câmaras actually check. What the law requires (€75,000 minimum capital), where to submit proof on gov.pt, and how not to lose your registration.
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SIBA explained: the practical guide for alojamento local hosts
What SIBA is, what you need to report, when you need to report it, and how to avoid the most common mistakes.
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AIMA vs. SEF: what actually changed for your Alojamento Local
AIMA replaced SEF — but what does that mean for your AL? Here's what stayed the same, what tightened up, and how to stay on the right side of it.
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IRS on AL: when the 15% works, when it doesn't, and what it costs if you get it wrong
Simplified regime or organised accounting? Understand the real IRS rules for AL before the tax bill catches you off guard.
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Managing 4–15 Properties? Why Excel Isn't Enough for AL Compliance Anymore
Running 4+ AL units? Excel starts breaking down fast. Here's what a proper compliance system actually does — and when it's time to switch.
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