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.
Since 2023, the legal framework for alojamento local has felt like a puzzle that keeps rearranging itself. First Mais Habitação, then DL 76/2024, then the CEAL coming and going — it's genuinely hard to know what still counts and what's been left behind.
This article isn't an exhaustive legal summary. It's a practical map: what changed, what didn't, and where you need to pay attention.
Mais Habitação didn't disappear
There's a common misconception: many owners assume DL 76/2024 "repealed Mais Habitação." That's not quite what happened.
Mais Habitação — the legislative package passed in 2023 — is still producing effects across several dimensions of alojamento local. What DL 76/2024 did was adjust, correct, and add rules on top of the existing framework, not replace it wholesale.
Think of it this way: Mais Habitação set the board. DL 76/2024 moved some of the pieces around on that board.
The CEAL: that was a separate story
The Contribuição Extraordinária sobre o Alojamento Local — the CEAL — was one of the most contested elements of Mais Habitação. And it was indeed repealed.
But here's the detail that matters: the CEAL's repeal did not come from DL 76/2024. It came from earlier, separate legislation, with retroactive effect to the end of 2023. In practice, the CEAL was never actually collected — but its elimination was a distinct legislative act, not a direct consequence of DL 76/2024.
If you've seen articles conflating the two on this point, it's a common error. They are separate measures with separate origins.
What DL 76/2024 actually introduced
End of automatic expiry — for now
One of the most controversial elements of Mais Habitação was the automatic expiry of existing AL registrations, which would have forced many owners to renew their licences. DL 76/2024 suspended that mechanism, deferring any reassessment to a future date.
This means your current registration doesn't automatically lapse under that deadline. But it doesn't mean the issue is closed — a review of the regime is planned, and the framework could shift again.
Condominiums with more power
DL 76/2024 strengthened the mechanisms that allow condominium assemblies to oppose AL activity in individual units within a building. The specific rules depend on each building's regulations and assembly decisions — but the legal basis for that opposition is now more robust.
If you run an AL in an apartment under horizontal property rules, it's worth checking the current state of your building's regulations and whether there have been any recent assembly votes on the topic.
Mandatory civil liability insurance
The decree introduced a requirement for civil liability insurance with a minimum insured capital per claim. The exact figure is set out in the legislation — check the text of the decree or speak with an insurance broker to confirm the current required amount and make sure your policy meets it.
If you already have a policy, verify that your insured capital is aligned with the legal minimum. Many older policies may fall short.
What hasn't changed (and can't be ignored)
Mais Habitação keeps a set of obligations in force that DL 76/2024 did not alter:
- Mandatory registration on the Balcão Único Eletrónico platform and notification to booking platforms
- Guest reporting to SEF/AIMA (for stays involving non-EU nationals)
- Tax obligations tied to rental income or business income categories, depending on your setup
- Municipal restrictions — several municipalities maintain containment zones where new registrations are limited or suspended
These obligations existed before Mais Habitação, were confirmed by it, and DL 76/2024 left them untouched.
How to read this puzzle without getting lost
The overlap between decrees is real and creates legitimate confusion. Here's a quick reference:
| Topic | Relevant legislation | Current status |
|---|---|---|
| Registration expiry | DL 76/2024 | Suspended, future reassessment pending |
| CEAL | Earlier specific legislation | Repealed (never collected) |
| Minimum RC insurance | DL 76/2024 | In force |
| Condominium opposition | DL 76/2024 | Strengthened |
| Registration & guest reporting | Base regime + Mais Habitação | In force |
| Municipal containment zones | Mais Habitação + municipal decisions | In force (varies by municipality) |
What to do now
You don't need to be a lawyer to run a compliant AL — but you do need the right information for your specific situation.
Three starting points:
- Check your registration status on the Balcão Único Eletrónico — confirm it's active and free of pending issues.
- Review your insurance policy — does the insured capital per claim meet the legal minimum?
- Look at your building's condominium regulations — have there been any recent assembly votes on AL activity?
The legal framework will keep evolving. A regime review is on the horizon, and municipalities continue to refine their local rules. Staying informed isn't paranoia — it's just good management.