Insurance for non-resident landlords with property in Portugal
The property is in Portugal. You are not. Everything about insuring a let property changes when the owner is two thousand kilometres away and the policy, the loss adjuster and the plumber all work in Portuguese. This page is about closing that distance.
The problem is distance, not the policy
A non-resident landlord is insuring the same building against the same perils as anybody else. What is different is everything around it: nobody can open the door, the renewal notice arrives in a language you do not read, the agent who arranged the cover chose the cheapest option, and when a claim happens you are managing it from another country and another time zone.
You cannot inspect
You are relying on a tenant, an agent or a neighbour to tell you something is wrong — and to tell you promptly.
You cannot let anyone in
A loss adjuster needs access. So does the plumber. Somebody local has to be able to say yes.
You cannot read the policy
Portuguese insurers issue in Portuguese by law. The exclusions are in there, and they matter.
Deadlines still apply
Notification periods run from the event, not from the day the news reaches you in Manchester.
Renewals happen quietly
Policies renew, premiums move, terms change. Without someone reading them, nothing gets questioned.
Payment and banking
Direct debits from a Portuguese account, or an alternative arrangement that actually works from abroad.
What we do differently for owners abroad
- Everything in English, in writing. Quotes, comparisons, endorsements, renewal notices and claim correspondence. Portuguese insurers issue policies in Portuguese; we make sure you know what yours says before you sign it.
- We are your local presence. We deal with the insurer, the loss adjuster and the paperwork in Portuguese so that you do not have to be on the phone at 9am Lisbon time.
- We check the occupancy question. Non-resident landlords are the group most likely to have a policy that quietly assumes the owner lives there.
- We tell you what your current policy does. Send us the agency-arranged contract you inherited. We will translate it into an English summary and say whether it is adequate.
- We handle renewals actively. A note in English if something material changed, and a re-comparison if the premium moves without reason.
- We can arrange fiscal representation. Rental income is taxable in Portugal regardless of where you live, and non-residents commonly need a representative for tax correspondence. That service is here.
Set this up before you need it
The difference between a claim that runs smoothly from abroad and one that does not is almost always decided months earlier, by whether these five things were arranged.
- A named key-holder. A manager, an agent, a trusted neighbour. Someone who can enter the property, take photographs and admit a loss adjuster.
- A written escalation route. Who the tenant calls at 11pm, who authorises an emergency repair, and up to what amount without asking you.
- A contractor you have already chosen. Rather than the first plumber your tenant finds on a Sunday.
- Documents held digitally. Deed, caderneta predial, policy, inventory, photographs of the property in good condition. All of it in a folder you can reach from anywhere.
- A single point of contact for insurance. So that a claim is one email in English, not a series of calls in a language you do not speak.
On the mechanics of running a claim in Portugal when you do not speak the language: making a claim without Portuguese.
The practical requirements
A Portuguese NIF
Needed to hold a policy on Portuguese property. Non-residents can obtain one — here is how.
Proof of ownership
Deed, caderneta predial and certidão permanente. The full list.
A payment method that works
Portuguese direct debit is simplest; we will tell you what an insurer will accept if you do not have one.
Fiscal representation
Frequently required for non-resident owners. Why it matters for property owners.
A correct occupancy declaration
Let, empty, or used by you for part of the year. Say which, honestly.
A realistic rebuild value
Portuguese construction costs, not the price you paid in 2011.
If the property is between tenants
For a non-resident owner, a vacancy is more than lost income. It is a building with nobody in it, in a country you are not in, for an indefinite period. Insurers treat unoccupied property differently, each defining unoccupancy in its own wording rather than by any national rule, and escape of water is usually the first cover to be restricted.
- Tell us as soon as the tenant gives notice. Not when the vacancy has been running for four months.
- Have the water shut off. Ask your manager to do it, and to confirm in writing that they did.
- Arrange inspections. Some insurers require them during unoccupied periods, and a dated photograph each visit is the record that settles the question.
- Consider dedicated cover for a long vacancy. See unoccupied property insurance.
Everything on this page is general guidance. Sub-limits, excesses, occupancy conditions and exclusions differ between insurers and between policies, and the wording of your own policy is what decides a claim.
Get a quote as a non-resident landlord
Tell us where you live and how the property is let. We work entirely by email, in English, and reply within 24 hours.
By sending this form you agree to us using your details to prepare and discuss your quote, in line with our privacy policy. We never sell your data. Adler & Rochefort is a trading name of Ownizo, Unipessoal Lda., registered with the ASF under no. 425591790/3.
Thank you
Your request has been received. Our team will get back to you within 24 hours.
Frequently asked questions
Can I insure a Portuguese property if I do not live in Portugal?
Yes. Non-resident owners insure Portuguese property routinely. The main practical requirement is a Portuguese tax number (NIF), plus proof of ownership and a payment method the insurer accepts.
Do I need a Portuguese bank account?
It makes things simpler, because most insurers prefer direct debit from a Portuguese account, but it is not universally required. Tell us your situation and we will confirm which insurers can work with what you have.
Do I need a fiscal representative?
Non-resident owners commonly need a fiscal representative in Portugal for tax correspondence, which is a separate matter from insurance but frequently arises alongside it. We arrange fiscal representation as a service and can handle both together.
Who deals with a claim when I am not in the country?
We do the Portuguese-language part: reporting the claim, dealing with the insurer and the loss adjuster, chasing the settlement. What we cannot do is open your front door, so a named local key-holder needs to be arranged in advance.
My agent already arranged a policy. Is that enough?
Sometimes, and often not. Agency-arranged cover tends to be minimal, occasionally insures the agency’s interest rather than the owner’s, and is rarely reviewed. Send us the policy and we will summarise in English what it actually does.
The policy is in Portuguese. Can you tell me what it says?
Yes, and we do it regularly. Portuguese insurers must issue policies in Portuguese; we read the particular conditions and the exclusions and give you a written summary in English before you commit to anything.
Does it cost more to insure as a non-resident?
Residence itself is not usually the price driver. What moves the premium is occupancy: a property that stands empty for long periods is a different risk from one with a tenant in it, and that is what the underwriting reflects.
What if I use the property myself for part of the year?
That is common and entirely insurable, but the mixed use must be declared. A property let for ten months and used by the family for two is neither a pure rental nor a pure second home, and the policy should say so.
Related cover
Adler & Rochefort is a commercial brand of Ownizo, Unipessoal Lda., registered with the ASF under no. 425591790/3. General guidance only; conditions, premiums, sub-limits and exclusions vary by insurer, by policy wording and by property. Nothing on this page is a statement of what any particular policy covers, and nothing on it is legal or tax advice.