Terms and Conditions


Portugal Property Services Ltd – T/A Portugal Property Rentals

The following booking conditions relate to the rental of a privately owned holiday accommodation, villa, or apartment where we act as the agent, sub agent and/or marketing entity for the owner or authorised management company. They also relate to any other services requested by you relating to the rental.


All bookings are subject to these terms and conditions and the lead person named on the booking documents will be deemed to have read, understood and accepted these terms and conditions should they book accommodation and/or other services. It is the lead person's responsibility to ensure all other members of the party have read, understood and accepted these terms and conditions also.
Adults must be over 18 years of age in order to make accommodation bookings with Portugal Property Rentals. To hire a car in Portugal requires the driver to be over 23 years of age and to have held a full licence for at least three years.
These terms and conditions apply only to the accommodation and services contracted through Portugal Property Rentals, and not for services booked elsewhere or provided by others for which we have no responsibility or control.

Bookings made online via the website:

Once you request a booking for accommodation or services online through the Portugal Property Rentals website
we will issue a payment request within 2 working days of your submitting the booking.
No final confirmation of acceptance of a booking can be issued without the deposit and any respective payment being made in full.  You have three working days from receipt of our payment notification to transfer requested funds to us.
Once we receive funds we will send you a confirmation/invoice email. The lead person named on the booking will be responsible for ensuring the information outlined on this confirmation/invoice is correct, such as dates of travel and all other information regarding the holiday. This also includes ensuring the correct spelling of the guest names is provided.
Bookings cannot be made as above if the date of departure is within 3 days. However, you are welcome to telephone us and we may be able to book accommodation for you at short notice provided our office is open. Our telephone number is:-  01473 857926. Office hours are 9am to 5pm Monday to Friday.

Bookings made by telephone :

We are principally an online company and respond fastest to email enquiries however you are welcome to enquire or make a booking request via telephone. Our telephone number is :- 01473 857926 Office hours are 9am to 5pm Monday to Friday callers outside these hours can record a message and request a call back.  
The booking will be deemed as formally confirmed at the moment we send you confirmation of the booking via email. The lead person named on the booking will be responsible for ensuring the information outlined on the confirmation is correct.


DEPOSIT - rental - we require 20% deposit on booking, except where otherwise stated. This is non-refundable.
BALANCE - We require the balance of the total holiday cost plus damage deposit if applicable eight weeks prior to departure and we reserve the right to cancel your booking and retain the deposit if the balance remains unpaid after that date.
If the accommodation is booked less than 8 weeks before departure we require the full payment for the holiday together with the damage deposit to be made.
All payments must be received by the due date; if this condition is not met the rental will be considered as having been cancelled by you.

On receipt of full payment we will send a final confirmation form to you with instructions regarding key collection, directions, management company contact and information regarding car hire if arranged via us.  

Cancellation by you:

If you have to cancel your booking we would apply the following cancellation charges to the rental costs;
ALL CANCELLATIONS:  More than 8 weeks: Forfeiture of deposit.
8 weeks or less (56 calendar days) prior: 100% of cost.
Portugal Property Rentals will always endeavour to re-advertise the holiday and if successful, although the deposit would be forfeited a partial refund of the balance may be considered. Please note that cancellation insurance is recommended. Cancellations must be in writing and signed by the person who signed the booking form we will issue a further confirmation that can be used to progress an insurance claim.

Amendments by you:

Once a booking for accommodation is confirmed and paid for, we cannot change or transfer this booking to an alternative property or to alternative rental dates. Therefore any request to change accommodation or change rental dates will be treated as a cancellation and the cancellation charges as above may apply.
Cancellation & Amendments by us:
For reasons beyond our control we may on occasions need to make minor or significant amendments to your booking.
Portugal Property Rentals makes every effort to ensure the advertised descriptions are correct, however, we do not own any of the accommodation and therefore cannot control or prevent changes. Changes to property details are infrequent, however, we reserve the right to make changes to these arrangements should we become aware of them and inform you of these changes as soon as possible. No compensation will be payable by Portugal Property Rentals in such cases. No claims will be accepted for costs or additional expenses incurred as a result of such changes.
In the unlikely event of accommodation becoming unavailable after our confirmation to you, we will immediately advise you of this and endeavour to offer you a suitable alternative.  If we are unable to offer an alternative or if the alternative is not acceptable to you, you will be entitled to a refund of accommodation payments received by us. No compensation will be payable by Portugal Property Rentals and Portugal Property Rentals will not be responsible for payment relating to any service booked in conjunction with the accommodation for services that are not supplied by us.

Occasionally airlines change flight times and dates, if this happens you should notify us immediately so we can try to assist. Portugal Property Rentals cannot accept any responsibility for flight delays or changes to schedules, both of which are outside our control.
Should your flight be cancelled or changed, we take no responsibility for any expenses or losses you may incur. Please note, regardless of flight cancellations or amendments, any accommodation booked through Portugal Property Rentals, will still be subject to the cancellation terms outlined above. It is your responsibility to take out adequate travel insurance to cover this kind of eventuality.


We strongly advise that you take out a specific travel insurance policy that covers losses in the event of cancellation, accident or problem.


It is your responsibility to ensure you have a valid passport together with any required visas for non EU passport holders we do not take responsibility for providing you with this information.
It is also your responsibility to ensure your passport is valid for travel and remains in date past your date of return (usually at least by 6 months).
Portugal Property Rentals will take no responsibility for a failure on your part to ensure visas and passports are valid and in accordance with the requirements of your carrier or Portuguese customs/immigration.


It is a condition of booking that you take out adequate holiday insurance and the lead name's responsibility, to ensure this cover has been arranged for the party. Many clients have their own annual insurance or insurance cover through their credit cards. However, you can organise your travel insurance on line via Portugal Property Rentals website. This would provide you with a refund of cancellation charges if it is for a reason covered by the policy, excluding any policy excess. It is your responsibility to check the suitability of any insurance booked and any pre-existing medical conditions must be reported to the insurance company prior to purchasing any cover.

A damage deposit is required to protect the owners of privately owned properties against accidental breakages and damage.  This sum needs to be received in cleared funds, it will be held in an escrow account for this specific purpose and will be refunded by cheque or bank transfer, less, if necessary, the cost of any replacements or repairs, as soon as we have received a report from the relevant management company (usually within 8 working days of your departure from the property). It is the rental clients' responsibility to ensure that all rubbish is placed in bins nearby and the property is left in good clean condition, before departure from the property, in order to avoid any additional service charge. Please note that management companies charge when called out due to guests locking themselves out of a property. Rental clients are not permitted to move any furniture or equipment without prior written consent from Portugal Property Rentals or the managing agent of the property.


If a telephone is available in the property then return of the damage deposit may be delayed until the usage is checked.


Please keep windows and doors closed whilst air conditioning is in use within the property and please do not leave the air conditioning on whilst the property is unoccupied. Excessive use of air conditioning will be charged for.


We are very pleased to arrange Car Hire for our rental clients and use car hire companies with a good reputation and with whom we have a good relationship. However, Portugal Property Rentals do not take payment for car hire rentals and the contract is directly with the car hire rental company. You may also book car hire directly through the link on our website, through Holiday Autos. Once booked, you will be subject to the terms and conditions outlined by Holiday Autos for this car hire booking and we will take no responsibility for any accidents or damage or any failures on behalf of the car hire company. We absolutely recommend that renters always take out insurance with the car rental company to cover the excess that would be due in event of an accident. Please note that an age limit for hiring a rental car often applies so it is your responsibility to check you or a member of your party to permitted to drive. Please note that there are regulations which apply under European law with regard to child/booster seats which state that all children between 0 – 5 years must have a child seat and all children over 5 years but under 1.5m in height must have a booster seat otherwise an on the spot fine may be charged. Please check with a member of reservations on booking car hire.

Portugal Property Rentals can assist with making advance golf reservations, organising team events and transport between games when specifically required. We cannot be held responsible for any golf course service including; change of tee times, closure of course for any reason or refusal by the golf course of any person to play on the course itself; all of which is outside our control.


To ensure that the property you have been renting is prepared and ready for subsequent arrivals it is necessary for the property to be vacated by 10.00am.  Arrivals may generally occupy from 4pm onwards (please check on booking as some accommodations do differ).  Due to the inconvenience it can cause arriving guests, we reserve the right to charge for additional occupancy on an hourly basis if the property is not vacated by the time advised.  It is sometimes possible to leave later and occupy earlier than the published time in mid and low season.  Please check with us at least 24hrs prior to departure.
Sometimes a late check in charge may apply, where guests are arriving late in the evening and need to obtain keys. We will inform you if this is the case as soon as we are aware of your flight/arrival time.


The maximum occupancy (excluding infants) is two persons per bedroom and must not be exceeded unless advance arrangements for this have been made with Portugal Property Rentals. Over occupation of a property will result in additional charges.  In the case of privately owned properties, management services such as maid service, pool, garden maintenance and property repairs will be provided by third party suppliers over whom we have no direct control, contracted direct by the owners.
In the case of individual property where photographs and description are provided, these are accurate to the best of our knowledge and every effort is made to constantly update the information. Occasionally however, furnishings and other aspects of a particular property may change or vary for reasons beyond our control and for which we cannot accept responsibility or liability.    
Additional charges will apply for the misuse or loss of linen and towels and/or if excessive time is required to clean the property after departure. Maids do not wash dishes or launder clients clothing or other items.


If you have a special request please do let us know. We will note this on your booking form. We regret that we cannot guarantee we will always be able to meet these requests; however, you can be assured that we will do our very best.
Where an extra bed has been ordered and paid for, it must be noted these are fold up 'camp' style beds and baby cots are usually wooden.

Pool heating is at an additional cost when renting a villa. Not all our properties have this facility and there is a charge for this which is dependant on the property being rented. Normally, the minimum period for pool heating is seven days and thereafter the charge will be pro rata. Many villas have a pool cover and we recommend that if the villa has this facility, the cover be used at night as this does help to retain heat. If the cover is left off, no complaints regarding the effectiveness of the pool heating and the temperature of the pool will be entertained. Please note, however, not all pools come with a cover.  
The weather will have an effect on the temperature of the pool and clients should be aware that heavy rain may nullify the effects of pool heating.  Also it is unrealistic to expect the pool heating to warm the water more that 8ºC above the average air temperature.  Therefore if the average air temperature is say 12ºc then the pool temperature is unlikely to reach a comfortable temperature (more noticable during the winter months). If the pool cannot be used due to bad weather etc the pool heating charge will not be refunded. The expense of heating a pool is incurred in the first couple of days therefore the client will not receive a refund irrespective of the weather and what temperature the pool reaches. However, where pool heating has been paid for and the management company identify that the heating system unexpectedly fails the client will be offered a pro-rata refund provided we are informed of the failure at that time.

In order that Portugal Property Rentals may resolve any problem that may arise during the course of your holiday, these must be taken up immediately with the management company or local representative for the property whose name will appear on your final confirmation. If you are still not satisfied please then telephone Portugal Property Rentals office direct. Portugal Property Rentals will do their best to resolve any issues arising but cannot accept any responsibility for doing so after a client has returned home, of if this procedure is not followed. If you do write to Portugal Property Rentals with regard to any complaint you have taken up with the management company and logged it with Portugal Property Rentals whilst on holiday this must be followed up within 14 days of your return home from the holiday.
Neither the property owner nor the rental company shall be liable for the occasional appearance of insects, vermin or other rodents or animals but every reasonable endeavour shall be made to eradicate the same when notified of their presence.

It is your responsibility as the rental client to ensure that you and the members of your party do not behave in a way which causes offence or danger to others or causes damage or risk of damage to the accommodation or furniture and equipment within the accommodation. This also includes ensuring you show consideration to fellow guests, neighbours and any other third parties. Should your behaviour not be deemed acceptable by Portugal Property Rentals, by any on site representative, management company, accommodation owner or other person in authority; all holiday arrangements may be terminated with immediate effect. In cases such as these, Portugal Property Rentals will cease to have liability or responsibility to you immediately and no refunds, compensation payments or reimbursements will be made. Additionally, you will be liable to reimburse Portugal Property Rentals for any additional costs or expenses that may be incurred as a result of your behaviour.

Strict 'No Smoking' laws exist in Portugal. Smoking is not permitted in public places or inside any of the properties we offer.  Note that smoking is prohibited by law inside all public buildings. If you would like any further information on this then please do not hesitate to get in touch.

Pets are not permitted.

We prepare our programme months in advance and do our utmost to ensure that the details in our brochure/website and prices are accurate.  Very occasionally prices and information may change or an error may occur. It is important to ensure that you check all the details, and re-confirm the price with us, at the time of booking.
There may also be changes made to our descriptions due to situations outside our control, such as facilities becoming unavailable due to adverse weather conditions and we will not always be aware of this in advance.
We reserve the right to change information and/or prices on our website or within our brochure at any time without prior notification.

Our liability is limited to the provision of accommodation booked.via Portugal Property Rentals are not always informed of building work and/or disruption to noise, traffic diversion etc which may be carried out by local authorities, private developers or by neighbouring properties. We have no control over building work such as this and nor are we given any prior notice. Portugal Property Rentals or its associates cannot be held responsible for any building works or noise arising from sources external to the property. Where we are aware in advance we will do our best to inform you, however, as already stated, this is not always possible. Portugal Property Rentals cannot accept responsibility for any disturbance caused to clients due to conditions beyond its control and the consequences of which could not have been avoided. No compensation for this is payable. This includes, but is not limited to, natural or nuclear disaster, fire, adverse weather conditions, and unavoidable technical problems with transport, closure or congestion of airports.  In the unlikely event of failure of any electrical goods included within properties, i.e. washing machine, dishwasher, tumble dryer, microwave, air conditioning, heating, pool heating, Portugal Property Rentals do not accept responsibility but will endeavour to ensure that repairs are carried out in the quickest possible time. If additional payment has been made for provision of these services then it will be refunded to the rental client.  Please note that supplies of electricity and/or water may not always be as reliable as in the UK and breaks in supply may occur. We cannot be held responsible for this or any other lack of facility which is beyond our control. Whilst we do not exclude or limit our liability to you for any loss or damage sustained by you as a result of negligence of our employees this would not include the property owners, over whom we have no direct control.  We would, however, give all reasonable help we can to resolve any dispute that may arise.  Please note that it is your responsibility to have adequate travel and accident insurance.

In making your booking you consent to this information being passed on to the relevant persons within our company. We will need to pass on the information you provide to us, such as name, special requirements, flight times etc to other relevant suppliers in order to ensure your booking can be made. For example, we will need to make management companies aware of your arrival and departure times, name and telephone number in order for them to ensure the property is ready for you and in order to arrange to have keys available for you. We will take full responsibility for ensuring that proper security measures apply to protect your data privacy and we will not pass information to any person not directly responsible for part of your travel arrangements. Please note, however, we may be required by law to provide information to public authorities such as customs/immigration or to the police if requested to do so.

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