Portugal's Alojamento Local in 2026: CEAL abolished, mandatory insurance and what Decree-Law 76/2024 changed

Updated 8 November 2026

Many local accommodation (AL) owners in the Algarve are still unsure what is left of the «Mais Habitação» package. This guide sums up what is in force on 8 November 2026, with official sources at the end. It is not legal advice: for a specific case, talk to your accountant or lawyer.

The short answer

In November 2026:

The CEAL (extraordinary contribution on local accommodation) no longer exists: Decree-Law 57/2024 abolished it with effect from 31 December 2023.
AL registrations no longer have a 5-year validity and can be transferred again (Decree-Law 76/2024, in force since 1 November 2024).
Mandatory insurance remains: the council can ask for it at any time, and having no valid insurance leads to cancellation of the registration.
Municipalities with more than 1,000 registrations have until 31 December 2026 to decide on their AL regulation (Decree-Law 151/2026).

CEAL: abolished

Article 3 of Decree-Law 57/2024 of 10 September repeals Article 22 and the annex of Law 56/2023, which contained the CEAL, and Article 44(3) of the IMI Code (the age coefficient applied to AL).

Under Rectification Declaration 34/2024/1, the repeal takes effect on 31 December 2023.
So no CEAL is due for 2023 or any later year.
We found no official AT note on refunds; if you paid anything related, check with your accountant.

DL 76/2024: what changed in registration

Decree-Law 76/2024 of 23 October amended DL 128/2014 and repealed part of the «Mais Habitação» law. The main points:

Mandatory renewal every 5 years is gone: Article 6-A of DL 128/2014 was repealed.
The suspension of new registrations of apartments and guest houses was lifted (repeal of Articles 18 to 21 of Law 56/2023).
Registrations can be transferred again, subject to limits the council may set for new registrations in containment areas.
The council has 60 days (90 in containment areas) to object to a new registration.
Capacity limit: 9 rooms and 27 guests.

Condominiums

Under the new Article 6-B of DL 128/2014:

AL in an independent unit is not a use different from its intended purpose, and prior condominium authorisation is no longer needed (except for hostels).
The condominium can object by a resolution of two thirds of the building's permillage, which only applies to later applications.
It can ask the mayor to cancel a registration with a reasoned resolution of more than half of the permillage, for repeated acts that disturb residents' rest.

Mandatory insurance

Article 13-A of DL 128/2014 (added by Law 62/2018) requires the operator to take out and keep valid a multi-risk civil liability insurance covering fire and material and non-material damage caused to guests and third parties.

The operator is jointly liable with guests for damage they cause to the building.
Since DL 76/2024, the council can ask for proof of insurance at any time, with a 3-day deadline; if it is not provided, the registration is cancelled.
The national register (RNAL) now shows the insurance expiry date.
Turismo de Portugal's 2021 guide states a minimum cover of 75,000 euros per establishment per claim; we have not confirmed whether it has changed since.
According to the press (Observador, June 2026), councils had already cancelled more than 10,000 registrations for inactivity or missing insurance, including 1,548 in Lagos.

Municipal regulations in the Algarve

DL 76/2024 lets councils approve an AL regulation with containment and sustainable-growth areas by parish. Decree-Law 151/2026 of 30 July gave more time:

Municipalities with more than 1,000 registrations on 31 December 2025 that have not yet decided can do so until 31 December 2026.
Ongoing suspensions of new registrations can be extended once, at most until 31 December 2026, and lapse when the regulation enters into force.
Lagoa has a draft regulation under public consultation (version of 5 January 2026); we have not confirmed final approval.
For Albufeira, Loulé, Portimão, Lagos and Faro we found no approved regulation: check your council's website and the Diário da República (2nd series).

What to do now

A short checklist:

Keep your insurance policy at hand (as a PDF) so you can send it within 3 days if the council asks.
Check in the RNAL that your registration details and insurance expiry are correct.
Show your registration number in every listing and on your page.
Follow your council: regulations and containment areas may appear before 31 December 2026.

Why this also matters for AI

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How iQuota helps

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See the Founding Hotels programme

Frequently asked questions

Is the CEAL still payable in 2026?

No. Decree-Law 57/2024 abolished it with effect from 31 December 2023.

Does an AL registration expire after 5 years?

Not any more. DL 76/2024 repealed mandatory renewal from 1 November 2024.

What happens if I have no insurance?

Lack of valid insurance is grounds for cancelling the registration, and the council can ask for proof with a 3-day deadline.

Sources

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