Frequently asked questions
These are the questions owners ask us on the phone: how much a turnover costs, how much notice we need, who reports guests to the authorities, what insurance is mandatory, and what changes depending on the municipality the property sits in.
Service and prices
How much does cleaning a short-term rental cost?
€48 excluding VAT for a studio or one-bedroom, €60 for a two-bedroom, €78 for a three-bedroom, €95 for a four-bedroom and from €140 for a house. The price includes the post-departure inspection with photo report, the full clean, the linen change and restocking of base consumables.
Is there a minimum billing?
No. A month with no turnovers is billed only the plan's monthly fee. There is no floor on visits and no low-occupancy penalty.
What happens if the property is in an abnormal state?
If the condition makes the flat-rate turnover impossible, we bill €35 per hour with a two-hour minimum, and that billing replaces the turnover rather than adding to it. The plan discount does not apply to those hours. We always photograph before starting.
How does payment work?
One invoice on the 1st of each month, covering the previous month, with SEPA direct debit five days later. The initial term is six months, then rolling monthly with 30 days' notice.
Owner obligations
Who has to report foreign guests?
The obligation sits with the holder of the alojamento local registration, that is, the owner. The report is filed within the statutory deadline through the guest reporting system. Rotação can enter the data on your behalf, but legal responsibility remains with the registration holder.
What insurance is mandatory?
Alojamento local requires public liability insurance with a minimum cover of €75,000, under Decree-Law 128/2014. Missing proof led to thousands of registrations being cancelled in Lisbon. Ask your insurer for the certificate and keep it.
Do I have to charge a tourist tax?
It depends on the municipality. Almada, Sesimbra and Setúbal charge €2 per night, under different rules. Seixal, Barreiro, Moita, Montijo, Palmela and Alcochete charge nothing. In Lisbon it is €4 per night. The tax is not subject to VAT — exemption code M99.
Does Rotação take over my RNAL registration?
No, under no circumstances. The registration stays in your name, as do your Airbnb and Booking accounts and your invoicing to guests. We provide services to the owner and invoice the owner for them.
Areas and notice periods
Which areas do you cover?
The municipalities of Almada, Seixal, Barreiro, Moita, Montijo, Palmela, Sesimbra and Setúbal, plus Lisbon. Beyond 25 minutes from our base in Santo António da Charneca a 15 % surcharge applies to on-site work.
How much notice do you need for a turnover?
48 hours. Below that we apply a 30 % surcharge, 25 % on Sundays and public holidays, and 15 % outside the radius. Percentage surcharges stack but are capped at 50 % in total.
What if the guest cancels at the last minute?
A cancellation under 24 hours is billed at 50 % of the turnover price. If the team has already travelled and cannot get in, we bill €25 for the wasted trip.
Question not answered here?
Message us on WhatsApp or send the form. We reply within 24 working hours.