Alojamento Local in Portugal is entering a new regulatory cycle following the changes approved at the end of 2024. The updated framework places special emphasis on the relationship between property owners, guests and condominiums, particularly regarding noise and disturbances that impact coexistence. The new legal environment gives both condominiums and municipal authorities greater power to intervene in cases of serious and recurring disturbances, and reinforces the need for tourist accommodation operations to implement preventive measures supported by verifiable data.
From 2025 onwards, the ability to demonstrate responsibility, compliance and preventive action becomes essential for any Alojamento Local owner or manager who wants to protect their AL registration.
The Three Ways a Condominium Can Act Against an Alojamento Local
The law reintroduces three mechanisms through which a condominium can react to the presence of tourist accommodation. The first two, related to restrictions before the condominium is formally constituted or limitations applying only to new registrations, have a very limited impact on the daily reality of the sector. However, the third mechanism can directly affect any Alojamento Local already in operation:
1) A prohibition introduced before the condominium is officially created
2) A restriction introduced during the condominium’s existence, but only applicable to new AL registrations
3) A request for the cancellation of a specific AL registration due to serious and regular disturbances
In this third case, the condominium may vote—by majority—during an assembly to submit an official request to the municipality describing:
- The causes of the conflict
- Evidence supporting the request
- A record of recurring disturbances (most commonly noise)
The municipality then reviews the complaint and decides whether cancellation is justified.
As noted, this third mechanism allows the condominium to request the cancellation of an Alojamento Local registration when there are serious and recurring disturbances, generally associated with excessive noise. To move forward, the condominium assembly must approve minutes that document the causes, evidence and recurrence of the issue. This is then forwarded to the municipality, which ultimately assesses whether the case warrants cancellation.
A Municipality with More Power: Mediation, Verification and New Tools
One of the most significant changes is the reinforcement of municipal powers before issuing a final decision. Inspired by the regulatory model in Barcelona, the new Portuguese law allows municipalities to intervene as mediators and equips them with more tools to assess each case.
The role of the municipal “ombudsman” or local mediator, responsible for evaluating complaints, enables a mediation process in which the municipality may request additional information, open an observation period or propose corrective measures before deciding whether an AL registration should be cancelled. Among these tools is the ability to recommend the installation of noise monitoring systems in the property during a designated evaluation period.
This process brings more objectivity to the decision-making: assessments no longer depend solely on subjective complaints but instead on real, measurable data regarding the presence—or absence—of disturbances.
What the New Law Means for Alojamento Local Owners and Managers
The legislative reform sends a clear message to the sector: prevention, documentation and rapid action are essential to avoid conflicts with a condominium and to safeguard the continuity of a tourist accommodation operation.
With a stricter focus on coexistence and noise, municipalities will assess complaints using verifiable evidence. This reduces the likelihood of unfounded complaints from condominiums and increases the need for professional systems that anticipate and resolve potential issues before they grow into serious and recurring disturbances.
For owners and property managers, this means adopting a more professional, data-driven approach supported by technology that enables early intervention and clear documentation in case of a complaint.
How Roomonitor Helps Protect Your Alojamento Local Registration
The new legislation makes Roomonitor an especially valuable resource in the updated regulatory landscape. Installing a noise monitoring system signals responsibility and transparency to condominium residents, strengthens the professional management of the accommodation and reduces the likelihood of conflicts based on subjective perceptions.
Furthermore, Roomonitor enables rapid intervention whenever a noise threshold is exceeded, preventing minor issues from escalating into disturbances classified as serious and recurrent. For managers using additional services such as automated calls or on-site interventions, the capacity for timely action is even stronger.
In the event of a municipal mediation process, the historical data and noise reports provided by Roomonitor become clear, objective evidence of how the accommodation has been managed. This can demonstrate that no real noise issue exists or, if an isolated incident occurred, that it was resolved quickly and effectively. These auditable data points fit precisely with the requirements of the new law, strengthening the owner’s position against any complaint.
Properties equipped with continuous monitoring are better prepared to avoid conflicts, protect their AL registration and maintain harmonious coexistence within the condominium.
The Impact of the New Law on Professional Alojamento Local Management
The 2024–2025 changes require the Alojamento Local sector in Portugal to adopt more precise and transparent tools. Data-driven management is no longer just a competitive advantage; it is becoming a regulatory necessity. In a context where coexistence and objective evidence are decisive, noise monitoring provides an essential layer of protection for both owners and managers.
Technology is now a natural ally to ensure continuity of registration, prevent unnecessary conflicts and reinforce the position of an AL operation in the face of condominium claims or municipal decisions.
Additionally, Roomonitor offers a dedicated Night Agents team to monitor noise alerts in real time. This allows property managers to reduce operational costs, outsource night-time monitoring and ensure compliance even outside standard hours.