Spain and Portugal · Housing
Renting in Spain and Portugal during the 2026 housing crisis
Housing is at the centre of this autumn’s protests in Spain and Portugal. In Spain, Congress rejected the government’s housing decrees on 2 October, and a snap general election follows on 29 November 2026. In Portugal, a bill that would make evictions easier and end rent caps on new leases has passed a first reading. Here is what tenants can rely on now, and what to watch. Information as of 26 October 2026.
Spain: your rights as a tenant today
- Minimum lease length. A residential lease runs for at least 5 years if the landlord is a private person and 7 years if it is a company, even if the contract says one year. You can leave after six months with 30 days’ notice. After that the lease can extend for up to 3 more years if neither side ends it.
- Rent increases. During the lease, the yearly increase is limited by the official rental update index (IRAV), published by the statistics office, not by general inflation.
- Deposit. The legal deposit (fianza) is one month’s rent for housing. Landlords can ask for up to two months more as an extra guarantee.
- Agency fees. Since the 2023 Housing Law, the landlord pays the estate agent, not the tenant.
- Stressed zones. In areas declared “stressed” by the regional government (such as Catalonia), rents on new contracts can be capped. Many regions have not applied the rules.
Spain: what is changing
- The rejected decrees would have banned evictions of vulnerable tenants until 2030, extended expiring leases by two years and raised VAT on tourist flats. After the defeat, the government re-approved a narrower package (stronger protection for vulnerable tenants, mandatory lease extensions, more transparent listings and a first-home loan scheme) and sought ratification by Congress’s standing committee. Check whether it is in force before relying on it.
- 29 November election: the result will decide the direction of housing policy. The main parties disagree sharply on rent controls and tenant protection.
- 11 November: unions and tenant groups have called a general strike, so expect disruption.
Portugal: your rights as a tenant today
- Written contract, registered with the tax office. Landlords must register the lease with the Autoridade Tributária; ask for proof.
- Yearly rent updates on existing leases are limited to an official coefficient published each autumn, unless your contract sets other rules.
- Notice periods depend on the length of the lease. A landlord who does not renew must give written notice months in advance.
- Deposits are agreed in the contract; two months is common.
Portugal: what is changing
The government’s bill would end rent caps on new leases and speed up evictions; supporters say it will bring more homes to the market, protesters say it will push rents higher. It still needs further votes in parliament. If you sign a new lease in 2027, the rules may be different from today.
Tips for expats renting now
- Get everything in writing and keep proof of every payment. Never pay a deposit before you have seen the home and signed.
- Register your address (empadronamiento in Spain, with your parish council in Portugal). You need it for many services, and it proves where you live.
- Check the landlord’s identity against the land registry if you have doubts.
- Budget for rises. Use our rent calculator to see how much rent your take-home pay can carry.
- Know where to get help: local tenant unions (sindicatos de inquilinos in Spain, the Associação dos Inquilinos Lisbonenses in Lisbon) give advice, often free.
Check how much rent you can afford →
Sources
This guide is general information based on the tax rules we could verify for 2026, not tax or financial advice. Rules change and personal situations differ, so check with the tax authority or a qualified adviser before you act. Spotted a mistake? Email [email protected].