If your tenant in Portugal has stopped paying, the letter that matters is the lease termination for non-payment ("resolução do contrato"): it is the one the law requires by registered letter with acknowledgment of receipt, and the one that opens the way to eviction. It is below, ready to copy, in Portuguese as it must be sent, with a paragraph by paragraph explanation. The two warnings that come before it follow.
Template 3, Pre-action Letter (lease termination)
[Cidade], [Data]
Assunto: Resolução do contrato de arrendamento por falta de pagamento
Exmo./Exma. Sr./Sra. [Nome do inquilino],
Conforme comunicações anteriores, designadamente carta registada de [Data da carta anterior], V. Exa. não procedeu ao pagamento das rendas em dívida referentes a [Meses em falta], no valor total de [Valor total] €, totalizando um atraso superior a três meses.
Nos termos do n.º 3 do artigo 1083.º do Código Civil, comunico formalmente a resolução do contrato de arrendamento relativo ao imóvel sito na [Morada completa], com efeitos imediatos.
Nos termos do artigo 1084.º n.º 3 do Código Civil, V. Exa. dispõe do prazo de um mês a contar da receção desta carta para sanar a mora, procedendo ao pagamento integral dos valores em dívida acrescidos de 20% a título de indemnização (art. 1041.º CC). Findo esse prazo sem pagamento, a resolução torna-se definitiva e procederei à instauração de processo de despejo junto do Balcão do Arrendatário e do Senhorio (BAS), sem mais aviso.
O valor em dívida continua a acrescer até à efetiva entrega das chaves.
Sem outro assunto,
[Nome do senhorio]
NIF: [NIF]
[Contacto]
What this letter says, paragraph by paragraph
- "Assunto: Resolução do contrato de arrendamento por falta de pagamento": the subject line, "Subject: Termination of the lease agreement for non-payment".
- First paragraph ("Conforme comunicações anteriores..."): refers to your previous notices, in particular the registered letter of the stated date, and records that the tenant has still not paid the rents for the listed months, in the stated total amount, now more than three months in arrears. Three months of arrears is the legal threshold for termination.
- The termination paragraph ("Nos termos do n.º 3 do artigo 1083.º..."): under article 1083(3) of the Civil Code, you formally communicate the termination ("resolução") of the lease for the property at the stated address, with immediate effect.
- The cure period paragraph ("Nos termos do artigo 1084.º n.º 3..."): under article 1084(3) of the Civil Code, the tenant has one month from receipt of the letter to cure the default by paying everything owed plus 20% as compensation (article 1041 of the Civil Code). If that month passes without payment, the termination becomes definitive and you will start eviction proceedings at the BAS (Balcão do Arrendatário e do Senhorio, Portugal's landlord and tenant desk) without further notice.
- "O valor em dívida continua a acrescer...": notes that the debt keeps growing until the keys are actually returned.
- Closing: formal closing, your name, NIF and contact.
Make the letter with your numbers
Two details and the letter comes out with the amount owed, the 20% indemnity and the one month deadline to cure the default. Then you confirm the names and the address, and we print and send it through CTT with acknowledgment of receipt. 14.99 EUR all included.
Amount owed: enter the rent and the months unpaid.
Already filled it in yourself? Upload the PDF and we send it →
The timeline: from the first missed rent to termination
2. Still unpaid. Formal demand with an 8 day deadline (template 2), under article 1083 of the Civil Code. By registered letter with AR, so there is proof.
3. Three months in arrears. Lease termination (template 3), article 1083(3). Registered letter with AR is mandatory. The tenant has one month to pay everything plus 20% (article 1041); if not, the termination takes effect.
4. After that. The special eviction procedure (BAS) or a court action, with this letter and the acknowledgment of receipt as proof.
Template 2, Formal Demand with Legal Deadline
[Cidade], [Data]
Assunto: Interpelação por falta de pagamento de renda, [Mês(es)]
Exmo./Exma. Sr./Sra. [Nome do inquilino],
Conforme contrato de arrendamento celebrado em [Data do contrato], relativo ao imóvel sito na [Morada completa], verifico que se encontram em dívida as rendas referentes a [Meses em falta], no valor total de [Valor total] €.
Pelo presente, nos termos do artigo 1083.º e seguintes do Código Civil, interpelo V. Exa. para proceder ao pagamento integral das rendas em atraso, acrescidas de eventuais juros de mora, no prazo improrrogável de 8 (oito) dias a contar da receção desta carta, mediante transferência bancária para o IBAN [IBAN].
Caso não seja efetuado o pagamento dentro do prazo indicado, reservo-me o direito de resolver o contrato de arrendamento e recorrer às vias legais previstas no Regime do Arrendamento Urbano (NRAU).
Sem outro assunto,
[Nome do senhorio]
NIF: [NIF]
[Contacto]
What this letter says, paragraph by paragraph
- "Assunto: Interpelação por falta de pagamento de renda": the subject line, "Subject: Formal demand for non-payment of rent". "Interpelação" is the legal term for a formal demand.
- First paragraph ("Conforme contrato de arrendamento..."): identifies the lease by date and property address, and states which months' rents are owed and the total amount.
- The demand paragraph ("Pelo presente, nos termos do artigo 1083.º..."): this is the core of the letter. Invoking article 1083 and following of the Portuguese Civil Code, you formally demand full payment of the arrears, plus any late payment interest, within a non-extendable deadline of 8 (eight) days from receipt of the letter, by bank transfer to your IBAN.
- The warning paragraph ("Caso não seja efetuado o pagamento..."): warns that if payment is not made within the deadline, you reserve the right to terminate the lease and pursue the legal remedies provided by the NRAU (Novo Regime do Arrendamento Urbano, Portugal's urban lease law).
- Closing: "Sem outro assunto" is a formal closing meaning "Without further matters", followed by your name, NIF and contact.
This reminder does not need to go by registered letter. If the tenant does not react, move to template 2.
Template 1, First Reminder (friendly)
[Cidade], [Data]
Assunto: Renda em atraso, [Mês(es)]
Exmo./Exma. Sr./Sra. [Nome do inquilino],
Na qualidade de senhorio do imóvel sito na [Morada completa], objeto do contrato de arrendamento celebrado em [Data do contrato], venho por este meio informar que, até à presente data, não foi registado o pagamento da renda relativa ao(s) mês(es) de [Mês(es) em falta], no valor total de [Valor total em dívida] €.
Solicito que proceda à regularização desta situação com a maior brevidade possível, através de transferência bancária para o IBAN [IBAN].
Aguardo a normalização desta situação e estou disponível para qualquer esclarecimento.
Com os melhores cumprimentos,
[Nome do senhorio]
NIF: [NIF]
[Contacto]
What this letter says, paragraph by paragraph
- "Assunto: Renda em atraso": the subject line, "Subject: Rent in arrears", followed by the month or months owed.
- First paragraph ("Na qualidade de senhorio..."): you identify yourself as the landlord of the property at the stated address, refer to the lease signed on the stated date, and inform the tenant that, to date, payment of the rent for the listed month or months has not been received, stating the total amount owed.
- "Solicito que proceda à regularização...": politely asks the tenant to settle the amount as soon as possible by bank transfer to your IBAN.
- "Aguardo a normalização...": says you await the situation being resolved and remain available for any clarification. This keeps the tone cooperative.
- Closing: "Com os melhores cumprimentos" means "Best regards", followed by your name, NIF (Portuguese tax number) and contact.
Filling in the fields
The highlighted fields in square brackets are placeholders you must replace before sending:
- [Cidade] and [Data]: the city where you write the letter and today's date
- [Nome do inquilino]: the tenant's full name as it appears in the lease
- [Morada completa]: the full address of the rented property
- [Data do contrato]: the date the lease agreement was signed
- [Mês(es) em falta] / [Meses em falta]: the month or months of unpaid rent
- [Valor total em dívida] / [Valor total]: the total amount owed in euros
- [IBAN]: the bank account where the tenant should pay
- [Data da carta anterior] (Template 3 only): the date of your previous registered letter
- [Nome do senhorio], [NIF], [Contacto]: your name, your NIF (Portuguese tax number) and a contact
Not sure when a registered letter is mandatory? Read the full article → | Tenant more than 3 months behind? See the step by step guide →
How to send the registered letter
- At a CTT post office: print, sign and ask at the counter for "carta registada com aviso de rececao". Around 6 EUR, plus the trip and the queue. Not practical if you live abroad.
- Online, without leaving home: make the letter with your numbers in the form above, see the full text before paying, and we print and send it through CTT with acknowledgment of receipt within 2 business days. 14.99 EUR, all included.
Handle rent arrears online
Already have the letter written? Upload the PDF and we send it through CTT with acknowledgment of receipt. 14.99 EUR all included.
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