# Fiador in Portugal 2026: Rent Without a Guarantor [5 Options] No fiador in Portugal? Expats and Americans can still rent: 2 months deposit cap, 5 workable alternatives and what the 2026 reform may change. Canonical: https://unlockportugal.co/daily-life/rent-without-guarantor-portugal/ Updated: 2026-10-07T00:00:00.000Z Language: en --- **Key Takeaways:** No law in Portugal requires a fiador (guarantor); it is a landlord’s commercial demand, and you can answer it with other security. Since 1 January 2023 the deposit is capped at 2 months’ rent and advance rent at 2 months, so offering six or twelve months up front is outside the law. The practical routes are a bank guarantee, rent-default insurance, a deposit at the cap, or an income file strong enough to stand on its own. A reform bill passed its first parliamentary vote on 30 September 2026 and may loosen those caps, but the final numbers are not known yet. This is a focused follow-up to our [guide to renting an apartment in Portugal](https://unlockportugal.co/daily-life/renting-an-apartment-in-portugal/), which has the rents for 7 cities and the full document list. Here we deal with one question only: what to do when you have nobody to name as fiador. ## What is a fiador and why do landlords ask for one? A fiador is a person who signs your lease alongside you and becomes liable for your debts under it, through a contract called a _fiança_ (Civil Code, arts. 627 and following). If you stop paying rent, the landlord can claim from the fiador. Standard Portuguese lease clauses make the fiador give up the _benefício da excussão prévia_ (art. 640). In plain terms, the landlord does not have to chase you first. They can go after the fiador directly, together with you. That is why a fiador is a heavy commitment, and why landlords like the arrangement so much. What do landlords usually expect? In general practice, a Portuguese resident with declared income and often property in their own name. That is a custom, not a rule. It does explain why newcomers struggle: you may have savings and a good salary, but nobody in Portugal who can sign for you. ## Is a fiador legally required? No. No Portuguese law obliges a tenant to provide a fiador. It is a condition a landlord chooses to add, and like any condition it can be negotiated or replaced. Documents landlords normally ask for are a NIF, a Portuguese IBAN, proof of income and a passport copy, plus “ideally” a fiador. The word ideally matters. If you do not have a NIF yet, start with [how to get a NIF in Portugal](https://unlockportugal.co/finance/how-to-get-nif-portugal/), and if you need a local account, read [how to open a bank account in Portugal](https://unlockportugal.co/finance/open-bank-account-portugal/). Rent is normally paid by transfer or direct debit from a Portuguese account, so the IBAN is not optional in practice. One more point for Americans: a US credit report means nothing here. Portuguese landlords do not read it and have no way to verify it. What counts is paper they can read: bank statements, contracts, award letters. ## What does the law cap today: deposit and advance rent? Two months’ rent for the deposit and two months for advance rent. That is the current ceiling, set by article 1076 of the Civil Code as amended by Lei n.º 24-D/2022, in force since 1 January 2023. In detail: - **Advance rent:** rent may be paid in advance, with written agreement, for a period not exceeding two months. - **Guarantee:** the parties may guarantee performance by any of the means the law foresees, up to the value of two months’ rent. The usual form is a cash deposit (_caução_). On a €1,000 rent, that means at most €2,000 (~$2,340) as deposit and €2,000 (~$2,340) in advance, so roughly €4,000 (~$4,680) plus the month being paid, at signing. Real contracts often ask for less. This is why “pay six months or a year up front instead of a fiador” is bad advice. Many blogs still recommend it, but since 2023 it is outside the law. A landlord who demands it is either out of date or testing you. Also note that there is no deposit-protection or escrow scheme in Portugal: the landlord holds the money. ## The 2026 rental reform: what may change and when As of 7 October 2026, the two-month caps still apply, but they may not for long. A reform bill is moving through Parliament, and the final numbers are not known yet. The timeline so far: - **9 July 2026:** the Council of Ministers approved a rental-law reform. - **12 August 2026:** it was submitted to Parliament as Proposta de Lei n.º 103/XVII/1.ª, amending the NRAU, the Civil Code and the Civil Procedure Code. - **30 September 2026:** Parliament approved it in the general vote, with PSD, CDS and IL in favour, Chega abstaining, and PS and the left against. The Government’s text would remove the cap on the deposit, allow up to three months’ advance rent instead of two, end rent limits on new contracts, and allow a landlord to end the lease after two months of unpaid rent instead of three. PSD and Chega then signed an accord to amend the bill at committee stage so that the expansion of deposits and advance payments is more limited than in the Government’s version. The bill still needs committee work, a final global vote, promulgation and publication. Until it is published, the current caps are the law. If you are reading this later in 2026 or in 2027, check whether the bill has been published before you rely on any figure here. Search for the proposta de lei by number, or look for the new text of article 1076. ## 5 ways to rent in Portugal without a fiador Each option below is something landlords commonly accept, not a legal entitlement. You are making an offer, and the landlord decides. Stack two or three of them for the best odds. A useful line to have ready in Portuguese: _“Não tenho fiador, mas posso apresentar garantia bancária ou seguro de renda.”_ (I do not have a fiador, but I can provide a bank guarantee or rent insurance.) ### 1\. A bank guarantee (garantia bancária) A _garantia bancária_ is a formal instrument issued by a Portuguese bank in favour of the landlord. It replaces a person with an institution. The catch is that it ties up your money with the bank, and you need an account and a relationship there first. Ask your bank what it requires and what it charges, as terms vary. Some landlords accept it in place of a fiador. It is not legally equivalent to one. ### 2\. Rent-default insurance (seguro de renda) Rent-guarantee or rent-default insurance is a private product, paid for by the tenant, that some landlords and agencies accept. It protects the landlord against unpaid rent. Check that the landlord or agency will accept the policy before you buy it, because acceptance is theirs to give. Compare quotes from insurers yourself; we cannot point you to a standard price. ### 3\. A cash deposit at the legal cap The simplest swap: offer the full two-month caução, and the two months of advance rent if you want to strengthen the offer. Anything beyond that is outside the current law, so politely decline requests for more. Ask for a written receipt for every payment and for a clause stating what the deposit covers. ### 4\. A strong income file Many landlords care less about the form of the guarantee than about whether the rent is affordable and the money is real. Build a file with: - your last 3 months of bank statements - an employment contract or recent client invoices - the same income evidence you used for a D7 or D8 visa, if that applies - pension or Social Security award letters - a Portuguese IBAN, with your first deposits already visible If you are still planning your savings, [how much money to move to Portugal](https://unlockportugal.co/finance/how-much-money-to-move-to-portugal/) helps you set a realistic buffer. ### 5\. A landlord or agency that does not require one Some landlords, especially small owners who prefer a reliable tenant over a perfect file, do not ask for a fiador at all. Others will drop the requirement once they see the other four options. Ask early, before you spend time on a viewing: “Exige fiador?” saves a wasted afternoon. On agency fees: under Lei n.º 15/2013, art. 19, the mediation fee is owed by whoever signed the mediation contract, which is usually the owner. A tenant can be charged only if they personally signed a mediation contract. ## What if someone asks you to be their fiador? Think of it as co-signing a debt. If a friend or colleague asks, read the clause before you sign anything, because the waiver of _excussão prévia_ means the landlord can come to you first. Under Civil Code art. 655(2), unless the lease says otherwise, a fiança on a lease ends five years after the first renewal starts. However, courts have upheld clauses that extend it until the property is handed back, so the wording of the lease matters more than the default. Ask for the clause to be explicit, and ask what happens at each renewal. ## Getting your deposit back The landlord must return the deposit, minus documented damage beyond normal wear and tear. There is no statutory deadline we can cite, so do not rely on a number of days you read online. To protect yourself, photograph the property on move-in day and at hand-back, keep every receipt, and ask for a _recibo de quitação_ when you settle up. The landlord should show receipts or invoices for any deduction. Also check that the landlord has registered the lease with Finanças and issues monthly electronic _recibos de renda_. An unregistered lease weakens your position, and it will not satisfy AIMA as proof of address. ## Red flags when a landlord skips the fiador A missing fiador should not make you desperate. Walk away if you see any of these: - a request for a “guarantee fee” or “finder’s fee” at signing, which is not a legal substitute for anything - a demand for six months or a year up front, which exceeds the current caps - cash payments with no receipt, or a refusal to register the lease - pressure to pay before you have seen the flat or met the owner Our [guide to rental scams in Portugal](https://unlockportugal.co/daily-life/rental-scams-portugal/) covers the patterns in more detail. ## Quick facts Is a fiador required by law? No, it is a landlord's commercial demand Deposit cap 2 months' rent, since 1 January 2023 Advance rent cap 2 months, only with written agreement What is changing Reform bill passed its first vote on 30 September 2026; the caps may loosen Common alternatives Bank guarantee, rent insurance, a strong income file Must-haves NIF and a Portuguese IBAN ## Frequently asked questions Is a fiador mandatory in Portugal? No. No law requires a tenant to have a fiador. It is something landlords ask for to reduce their risk, so it is a negotiating point, not a legal condition. Many landlords will accept other forms of security, especially if you can show stable income and a Portuguese bank account. Can I rent in Portugal without a fiador? Yes, though it takes more preparation. Offer a deposit up to the legal cap, a bank guarantee or rent-default insurance, and back it with bank statements, a contract or pension letters, a NIF and a Portuguese IBAN. Landlords decide case by case, so a clear file helps you far more than any single trick. How many months' deposit can a landlord ask for? Since 1 January 2023 the guarantee (caução) is capped at two months' rent under article 1076 of the Civil Code. Separately, rent can be paid in advance for up to two months if you agree in writing. A reform bill in Parliament may change both limits, so check its status before you sign. Can I pay 6 months of rent up front instead of a fiador? Not under the current rules. Advance rent is limited to two months, and the deposit to two more. Offering six or twelve months up front, as older blogs suggest, falls outside the law since 2023. If a landlord insists on it, treat that as a warning sign and ask for the clause in writing. Who can be a fiador? Nothing in the law names who qualifies, but landlords usually want a Portuguese resident with declared income and often property. A relative abroad or a friend without Portuguese tax history is often refused. The fiador signs the lease and becomes liable for your debts under it, so it is a serious favour to ask. What does the 2026 rental law change mean for tenants? The Government's bill would remove the deposit cap and allow up to three months' rent in advance, but Parliament is expected to soften that. The two-month caps still apply today. The final numbers are not known yet, so check the status of Proposta de Lei 103/XVII/1.ª before you negotiate. ## Sources This guide cites the following official sources. We link directly so you can verify every claim yourself. - [Diário da República](https://diariodarepublica.pt/dr/legislacao-consolidada/decreto-lei/1966-34509075)diariodarepublica.pt - [Belzuz](https://www.belzuz.com/en/publications/in-english/item/11714-changes-to-the-advanced-payment-of-rents-and-new-maximum-limit-for-deposits-in-urban-lease-agreements.html)belzuz.com - [Governo de Portugal](https://portugal.gov.pt/gc25/governo/comunicados-do-conselho-de-ministros/comunicado-do-conselho-de-ministros-de-9-de-julho-de-2026-1)portugal.gov.pt - [RTP](https://www.rtp.pt/noticias/economia/parlamento-aprova-nova-lei-do-arrendamento-com-abstencao-do-chega_e1768638)rtp.pt - [Observador](https://observador.pt/2026/09/30/arrendamento-psd-e-chega-assinam-acordo-para-alterar-proposta-do-governo-na-especialidade/)observador.pt - [ECO (SAPO)](https://eco.sapo.pt/2026/07/09/atrasos-no-pagamento-das-rendas-passam-a-justificar-resolucao-do-contrato/)eco.sapo.pt - [Lexpoint](https://lexpoint.pt/conteudos/1210/147990/outros-documentos/proposta-de-lei-103xvii1-governo-de-12082026)lexpoint.pt - [Doutorfinancas](https://www.doutorfinancas.pt/vida-e-familia/caucao-de-uma-renda-o-que-diz-a-legislacao-sobre-os-direitos-e-deveres/)doutorfinancas.pt Some links on this page are affiliate links. 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[How we research and update our guides](https://unlockportugal.co/editorial-policy/) ![Photo of Larissa Miranda](https://unlockportugal.co/_astro/larissa-miranda.C89EgK8m_ZIuImL.webp) Written by [Larissa Miranda](https://unlockportugal.co/author/larissa-miranda/) Writer & editor Larissa Miranda is a writer and editor at Unlock Portugal. ## Related guides [ ![Apartment buildings with azulejo tiles and balconies on Avenida Almirante Reis, Lisbon — renting an apartment in Portugal](https://unlockportugal.co/_astro/hero.DspSIHza_2dytJt.webp) Daily Life ### Renting in Portugal 2026: Costs in 7 Cities for Americans ](https://unlockportugal.co/daily-life/renting-an-apartment-in-portugal/)[ ![Terracotta rooftops of Lisbon's Alfama overlooking the Tagus River, the everyday Portugal behind the is-it-worth-it debate](https://unlockportugal.co/_astro/hero.Bd8sHJVM_Djab2.webp) Daily Life ### Is Portugal Still Worth It in 2026? 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