What is a Fiador and How Do I Get one?

If you’re applying for Portugal’s D7 or Digital Nomad Visa, you’ll almost certainly need a rental contract as part of your application.

Most consulates want to see a 12-month contract in your name; a few will accept six months, but 12 months is the safer assumption. That means you can’t just book an Airbnb and hope for the best – you usually need a proper long-term lease that’s registered with Finanças.

And this is where many people hit a very Portuguese hurdle: the fiador.

Portugal doesn’t have a universal, US-style credit score system. Instead, landlords lean heavily on proof of income and, very often, a fiador (guarantor), especially if you’re a foreigner renting in Portugal for the first time.

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What a fiador is

A fiador is a guarantor: someone who formally agrees to pay if the tenant doesn’t meet their obligations – typically unpaid rent, condo fees, or damages.

In a rental contract:

• The fiador’s name is written into the lease.
• They usually sign the contract alongside the tenant.
• If the tenant stops paying, the landlord can pursue the fiador for any amounts owed.

The same concept exists with Portuguese home loans and other credit, but for visa purposes you’re most likely to encounter it in the long-term rental market.

Why this matters for D7 and Digital Nomad Visa applicants

For Portuguese tenants, it’s common to ask parents, siblings, or a long-term partner in Portugal to be their fiador. For new arrivals applying for the D7 or Digital Nomad Visa, that’s often impossible:

• You don’t yet have close family or friends in Portugal.
• You have no local credit history.
• You may not even have arrived in the country yet when you’re trying to secure the lease.

From the landlord’s point of view, you’re a complete unknown. Without a credit score to check, many owners feel more comfortable insisting on a fiador or asking for a large upfront payment instead.

Is the large upfront payment legal? Possibly not. But many foreigners aren’t left with a choice.

This is one of the biggest practical hurdles foreigners face when trying to secure a 6–12-month rental contract for their visa.

Who can be a fiador

Landlords usually want a fiador who:

• Lives in Portugal (often they prefer someone resident and easily reachable)
• Has a stable income (salary, pension, long-term contract, etc.)
• Has a clean financial and tax record
• Ideally has assets or a proven financial track record in Portugal

To prove this, the fiador may be asked for:

• ID and NIF (Portuguese tax number)
• Recent pay slips or an employment contract
• Most recent Portuguese IRS tax return
• Sometimes proof of property ownership or other assets

Because a fiador can be chased for unpaid rent, it’s a serious commitment. Many people will only agree if they know the tenant extremely well and are confident in their finances.

How people normally find a fiador

Portuguese tenants usually turn to:

• Parents or in-laws
• Siblings
• Long-term partners or very close friends who live in Portugal

If you do know someone in Portugal who might act as fiador, expect to:

• Show them proof of your income and savings
• Explain your plans (how long you’ll stay, what visa you’re applying for, etc.)
• Reassure them about your ability to pay and your exit strategy if things change

Alternatives if you can’t find a fiador

If you don’t have anyone in Portugal who can act as fiador, there are a few common workarounds:

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1. Larger upfront payments

Instead of a fiador, many landlords will ask for more money in advance, for example:

• 3–6 months of rent paid up front
• A larger security deposit (caução)
• In some cases, a full 6–12 months of rent paid in advance

This can work for your visa (you still get the lease you need), but it ties up a lot of cash and can be risky if things go wrong with the property or landlord.

2. Foreign guarantor (hit-and-miss)

Some owners will accept a guarantor who lives abroad – for example, a parent in the US or UK – but many won’t, simply because it’s much harder to enforce anything outside Portugal. This is very case-by-case and depends on how flexible the landlord is.

3. Bank guarantee

Some Portuguese banks offer a bank guarantee (Garantia Bancária / Garantia Bancária de Arrendamento) where:

• You deposit money or pay a fee to the bank.
• The bank effectively becomes the guarantor for your rent.
• The landlord can call on this guarantee if you don’t pay.

This can be useful if you have funds but no fiador, though it adds paperwork and banking costs.

4. Mid-stay / serviced apartments

Certain agencies and serviced-apartment platforms offer 1–12-month rentals without a fiador. These are especially common in Lisbon and Porto and are often aimed at remote workers and expats.

However, unless there’s a lease that’s registered with Finanças, this route may not be suitable for a residency visa application.

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Pros:

• No fiador required in many cases.
• Easier to arrange from abroad.

Cons:

• Higher monthly rent than traditional long-term leases.
• Service fees and stricter rules.

For visa purposes, some consulates are happy accepting these contracts; others prefer a more “traditional” rental. Always check what your specific consulate will accept.

Can a lawyer help negotiate better terms?

If you’re struggling with demands for a fiador or very large upfront payments, it can be worth getting legal help.

Lisbon-based lawyer Sandra Gomes Pinto, for example, notes that her firm has often been able to:

• Speak directly with landlords
• Explain the visa process and your situation
• Draft the rental contract on the tenant’s behalf
• Reduce or even remove requirements like paying a year of rent upfront

Landlords are sometimes more flexible when they realise:

• You have a reputable local law firm involved
• The contract has been professionally drafted
• There are clear, fair clauses that protect both sides

This doesn’t guarantee success, but it can shift the conversation away from “pay 12 months now or no deal” toward something more reasonable, such as a smaller deposit plus clear proof of income and savings.

Practical tips if you’re renting for your visa

• Consider professional help: A lawyer or relocation company who regularly deals with D7/Digital Nomad clients can often smooth things over with landlords.
• Ask your consulate: Do they require 12 months, or is 6 enough? This affects how urgent your search is and what you can negotiate.
• Have your documents ready: Tax returns, bank statements, employment letters, and savings evidence all help reassure landlords.
• Budget for upfront costs: Even if you hope to avoid huge pre-payments, it’s sensible to plan for at least a few months’ rent plus deposit.
• Be realistic about the fiador: In many “traditional” rentals, owners will either want a fiador or will compensate with higher deposits or pre-payment. Decide in advance whether you’ll (a) try to find a person, (b) explore a bank guarantee, or (c) budget for a larger upfront payment.