How the Mais Habitacao programme reshaped short‑term rental registrations, condominium powers and owners rights.
The laws regarding Local Accommodation (LA) in Portugal have undergone significant changes with the introduction of the Mais Habitacao programme. These measures aim to rebalance the relationship between condominium and property owners who rent out their properties for short-term accommodation, with a clearer focus on protecting owners' rights by limiting condominium influence over LA decisions.
What has changed with the new rules?
The new measures centralize decisions on the registration of local accommodation, reducing the power that condominiums once held to block or contest LA units in their buildings. Under previous rules, condominiums could, by a qualified majority, influence or halt LA operations if they felt it negatively impacted quality of life. That influence has been significantly reduced.
The main changes include
- Reduced influence of condominiums: less ability to restrict LA activity in residential buildings by qualified majority alone
- Centralized decision-making: registration criteria are more standardized, with competent authorities playing a central role
- Impact on high-density areas: new registrations are harder in high-pressure urban and tourist areas such as Lisbon and Porto
What are the rights of property owners?
Despite the reduction in condominium influence, LA operators retain key protections:
- Protection of existing registrations: operators already under the LA regime before the new rules keep their registrations if they meet ongoing requirements
- Continued operation in tourist-pressure zones: current operators can continue, even where new registrations face stricter limits
- Increased responsibility: owners must ensure safety compliance and that guests do not disturb other residents
Recommendations from Reis & Pellicano
Given the complexity of these rules, owners and condominiums should confirm rights and obligations before acting. Our team advises on LA regulation and its practical implications. Contact us for case-specific support.