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Lease termination letter template for Portugal

Tenant's notice to end a residential leaseCarta de oposição à renovação ou de denúncia do contrato de arrendamento pelo arrendatário

The tenant's written notice to end a fixed-term residential lease, either at the end of the term (oposição à renovação) or earlier once one third of the term has passed (denúncia). It states the end date, proposes the handover and asks for the deposit back.

Use it when you rent your home under a fixed-term lease and want to leave. Choose the first alternative to stop the lease at the end of its current term. Choose the second to leave before the end of the term, which the law allows once one third of the initial term or of the current renewal has passed. For a lease of indefinite duration, the tenant may end it after 6 months with 120 days' notice, or 60 days if the lease has lasted up to one year. Do not use it to end a lease for the landlord's breach: that is a resolution, and it must state the breach.

Reviewed October 28, 2026. Not legal advice. Have a notary or lawyer check your case before you sign.

Key facts

Applies to
Whole country (mainland Portugal, Azores and Madeira)
Stopping renewal
120 days before the end of a term of 6 years or more, 90 days for 1 to 6 years (Código Civil, art. 1098(1)).
Stopping renewal, short terms
60 days for a term of 6 months to 1 year. One third of the term for a term under 6 months (art. 1098(1)).
Leaving early
Once one third of the term has passed: 120 days before the end date, or 60 days if the term is under 1 year (art. 1098(3)).
Effect date of early notice
The end of a calendar month, counted from the notice (art. 1098(5)).
Landlord has refused renewal
The tenant may leave at any time with 30 days' notice (art. 1098(4)).
Short notice
The tenant owes rent for the missing period, except for involuntary unemployment, permanent incapacity for work or death (art. 1098(6)).
Lease of indefinite duration
After 6 months: 120 days' notice, or 60 days if the lease has lasted up to 1 year (art. 1100).
Form
Signed letter by registered post with acknowledgement of receipt, or hand delivery against a signed copy (NRAU, art. 9).
Landlord's notice to stop renewal
240, 120 or 60 days by term length, not effective before 3 years from signature except for own housing need (art. 1097).

The document

Text shown

You sign the Portuguese version. The English version helps you understand it. Your answers fill both.

Tenant's notice to end a residential lease

  1. 1.Sender and recipient

    1. 1.1

      From: Tenant's full name, Tenant's full address.

      List every co-tenant. The law requires the sender's full address, usually the leased home, on every notice.

    2. 1.2

      To: Landlord's full name, Landlord's address. Registered letter with acknowledgement of receipt.

    3. 1.3

      Subject: residential lease of the property at Address of the leased home, signed on Date of the lease.

  2. 2.Notice

    1. 2.1

      Optional

      Dear Sir or Madam, under article 1098(1) of the Civil Code, I hereby give you notice that I oppose the renewal of the lease identified above, which therefore ends at the end of the current term, on End date of the current term or renewal.

      Alternative 1: keep this clause to end the lease at the end of the term. Keep this one or the next, not both.

    2. 2.2

      Optional

      Dear Sir or Madam, one third of the term of the lease identified above having passed, I hereby terminate that lease under article 1098(3) of the Civil Code, with effect from Date you want the lease to end.

      Alternative 2: keep it to leave before the end of the term. Keep one alternative only. Pick the last day of a month, at least 120 (or 60) days after receipt.

  3. 3.Notice period

    1. 3.1

      This notice respects the minimum notice period set by article 1098 of the Civil Code, counted from the date it is received.

      If you give less notice, you owe the rent for the missing period, unless you leave because of involuntary unemployment, permanent incapacity for work or death.

  4. 4.Handover of the property

    1. 4.1

      I propose to carry out the move-out inspection and hand over the keys on Date and time for inspection and keys, and I ask you to confirm that date or to propose another one before the end of the lease.

    2. 4.2

      Until I move out, I will show the property to prospective tenants, at times to be agreed.

      The law obliges the tenant to show the home during the last 3 months.

  5. 5.Deposit

    1. 5.1

      I ask for the return of the deposit paid, less only sums shown to be due under the lease, by transfer to the account with IBAN Your IBAN for the return of the deposit.

  6. 6.Signature

    1. 6.1

      Yours faithfully, Place of the letter, Date of the letter. Signature of the tenant(s).

      Every co-tenant signs. If the home is the family home of a married tenant, both spouses sign.

Formalities

  1. The notice must be a written document signed by the tenant.
  2. Send it by registered letter with acknowledgement of receipt (carta registada com aviso de receção), or hand it over against the landlord's signature on a copy.
  3. Use the landlord's address in the lease or in the landlord's last notice. Give your own full address in the letter.
  4. If there are several landlords, address it to their named representative, or to the first signatory.
  5. If there are several tenants, all should sign. If the home is the family home of a married tenant, both spouses must sign.
  6. The notice runs from receipt. Count the notice period back from the end date and send the letter early.
  7. After the lease ends, the landlord must report the end of the lease to the tax authority.

Common mistakes

  • Sending the notice only by email or text message. The law requires a signed letter, sent by registered post or delivered by hand.
  • Counting the notice from the date you post the letter. Allow time for delivery, and keep the acknowledgement of receipt.
  • Giving early notice before one third of the term has passed. The right to leave early starts only then.
  • Forgetting a co-tenant or your spouse. A notice signed by only one of them can be challenged.
  • Leaving without a move-out inspection. Ask for one in the letter, so the condition is compared with the move-in report before the deposit is settled.
  • Stopping rent payments to use up the deposit. The deposit is security, not rent, and late rent carries a 20% penalty.

Legal basis

Sources

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