{"id":6897,"date":"2025-08-29T09:21:08","date_gmt":"2025-08-29T09:21:08","guid":{"rendered":"https:\/\/rfblegal.co.uk\/?post_type=insight&#038;p=6897"},"modified":"2025-11-14T13:49:45","modified_gmt":"2025-11-14T13:49:45","slug":"o-fim-da-seccao-21-o-que-os-senhorios-e-inquilinos-devem-esperar","status":"publish","type":"insight","link":"https:\/\/rfblegal.co.uk\/pt\/percepcoes\/o-fim-da-seccao-21-o-que-os-senhorios-e-inquilinos-devem-esperar\/","title":{"rendered":"O fim da Section 21: o que os senhorios e inquilinos devem esperar"},"content":{"rendered":"<p class=\"wp-block-paragraph\">Durante mais de tr\u00eas d\u00e9cadas, a Sec\u00e7\u00e3o 21 da Lei da Habita\u00e7\u00e3o de 1988 permitiu que os senhorios de contratos de arrendamento com dura\u00e7\u00e3o limitada (ASTs) recuperassem a posse sem provar a culpa do inquilino. O panorama est\u00e1 prestes a mudar. O projeto de lei do Governo sobre os direitos dos inquilinos (Renters\u2019 Rights Bill) (\u201co projeto de lei\u201d) encontra-se na sua fase parlamentar final e, uma vez iniciado, abolir\u00e1 a Sec\u00e7\u00e3o 21 e transferir\u00e1 o sector para um sistema \u00fanico de arrendamentos peri\u00f3dicos com fundamentos de posse refor\u00e7ados ao abrigo da Sec\u00e7\u00e3o 8.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Antes de olharmos para o futuro, \u00e9 vital que sejamos claros sobre a lei atual. Em 22 de agosto de 2025, a Sec\u00e7\u00e3o 21 continua em vigor. O projeto de lei concluiu a sua terceira leitura na C\u00e2mara dos Lordes em 21 de julho de 2025 e voltar\u00e1 \u00e0 C\u00e2mara dos Comuns para aprecia\u00e7\u00e3o das altera\u00e7\u00f5es dos Lordes ap\u00f3s as f\u00e9rias de ver\u00e3o, no in\u00edcio de setembro. A aprova\u00e7\u00e3o real \u00e9 esperada para este outono, sendo o in\u00edcio prov\u00e1vel no in\u00edcio de 2026, mas a data exacta de in\u00edcio ainda n\u00e3o foi definida.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Situa\u00e7\u00e3o atual: como funciona a Sec\u00e7\u00e3o 21 (legisla\u00e7\u00e3o atual)<\/strong><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Um aviso v\u00e1lido da Sec\u00e7\u00e3o 21 (Formul\u00e1rio 6A) continua a dar ao senhorio uma via burocr\u00e1tica para a posse, muitas vezes atrav\u00e9s do procedimento acelerado (sem audi\u00eancia, a n\u00e3o ser que seja dirigida). Para ser v\u00e1lida, os senhorios devem cumprir uma lista de pr\u00e9-condi\u00e7\u00f5es e prazos legais, incluindo<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Aviso pr\u00e9vio m\u00ednimo: pelo menos dois meses.<\/li>\n\n\n\n<li>Servi\u00e7o mais antigo: n\u00e3o nos primeiros 4 meses do arrendamento.<\/li>\n\n\n\n<li>Em geral, \u00e9 necess\u00e1rio intentar uma a\u00e7\u00e3o no prazo de 6 meses a contar da notifica\u00e7\u00e3o (ou 4 meses a contar da data de expira\u00e7\u00e3o do aviso, se for necess\u00e1rio um aviso mais longo).<\/li>\n\n\n\n<li>Dep\u00f3sito: proteger o dep\u00f3sito e fornecer as informa\u00e7\u00f5es prescritas.<\/li>\n\n\n\n<li>Documentos: apresente um certificado de seguran\u00e7a do g\u00e1s v\u00e1lido, um EPC e o atual guia Como arrendar (no in\u00edcio\/renova\u00e7\u00e3o, de acordo com os Regulamentos de 2015). Os tribunais podem ainda aceitar um certificado de seguran\u00e7a de g\u00e1s tardio, desde que seja entregue antes do aviso da Sec\u00e7\u00e3o 21 (ver <em>Casa Trecarrel<\/em>).<\/li>\n\n\n\n<li>Licenciamento: ser titular de qualquer licen\u00e7a exigida.<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">Na via acelerada, s\u00f3 se realiza uma audi\u00eancia se o juiz a ordenar; caso contr\u00e1rio, o pedido \u00e9 decidido com base nos documentos. Se o senhorio tamb\u00e9m pedir o pagamento de rendas em atraso, deve utilizar a via normal.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Porque \u00e9 que a Sec\u00e7\u00e3o 21 est\u00e1 a ser abolida<\/strong><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">&nbsp;O motor da pol\u00edtica \u00e9 a seguran\u00e7a da posse: eliminar a amea\u00e7a de despejo arbitr\u00e1rio \u201csem culpa\u201d, dar aos inquilinos a possibilidade de contestarem as m\u00e1s pr\u00e1ticas e modernizar as normas de arrendamento. O guia do Governo confirma que o projeto de lei abole a Sec\u00e7\u00e3o 21 e substitui os termos fixos por um sistema peri\u00f3dico \u00fanico.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>O que substitui a Sec\u00e7\u00e3o 21 na Lei dos Direitos do Arrendat\u00e1rio<\/strong><\/h2>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Um sistema de arrendamento peri\u00f3dico: todos os arrendamentos garantidos ser\u00e3o peri\u00f3dicos. Os inquilinos podem terminar o contrato mediante um pr\u00e9-aviso de dois meses e os senhorios devem basear-se nos fundamentos da Sec\u00e7\u00e3o 8 para recuperar a posse. O Governo tenciona aplicar esta medida numa \u00fanica fase, em vez de a aplicar por fases.<\/li>\n\n\n\n<li>Fundamentos alargados e clarificados da Sec\u00e7\u00e3o 8: o projeto de lei mant\u00e9m uma abordagem baseada em fundamentos (obrigat\u00f3rios e discricion\u00e1rios), mas actualiza-a e alarga-a. As principais propostas incluem:<\/li>\n<\/ul>\n\n\n\n<ol class=\"wp-block-list\">\n<li>Venda\/mudan\u00e7a do senhorio: motivos expressos para recuperar a posse para vender ou para o senhorio (ou fam\u00edlia pr\u00f3xima) se mudar. Existe um per\u00edodo protegido de 12 meses no in\u00edcio do arrendamento em que estes motivos n\u00e3o podem ser utilizados, e os senhorios devem avisar com quatro meses de anteced\u00eancia quando os invocam.<\/li>\n\n\n\n<li>Atrasos graves nas rendas (motivo 8): o limiar aumentou para tr\u00eas meses de atrasos e o per\u00edodo de pr\u00e9-aviso para os motivos de atrasos foi alargado para quatro semanas.<\/li>\n\n\n\n<li>Atrasos repetidos: um novo motivo obrigat\u00f3rio para os inquilinos que tenham tido dois meses de atrasos em tr\u00eas ocasi\u00f5es distintas num per\u00edodo de tr\u00eas anos, mesmo que tenham sido ilibados pela audi\u00eancia.<\/li>\n\n\n\n<li>Despejos pela porta das traseiras: salvaguardas contra a utiliza\u00e7\u00e3o de aumentos de rendas acima do mercado para for\u00e7ar os inquilinos a sair, com supervis\u00e3o do Tribunal<\/li>\n<\/ol>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Reformas mais amplas para al\u00e9m da posse: o projeto de lei tamb\u00e9m introduz um Provedor do PRS, uma Base de Dados do Setor de Arrendamento Privado, restri\u00e7\u00f5es \u00e0s ofertas de arrendamento, obriga\u00e7\u00f5es refor\u00e7adas em mat\u00e9ria de Casas Dignas e pedidos de animais de estima\u00e7\u00e3o que n\u00e3o podem ser recusados injustificadamente (com seguro de danos a animais de estima\u00e7\u00e3o permitido).<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">Note-se que estas medidas ainda n\u00e3o est\u00e3o em vigor e que os pormenores finais podem ainda mudar antes do consentimento real e da entrada em vigor.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Calend\u00e1rio: Quando terminar\u00e1 efetivamente a Sec\u00e7\u00e3o 21?<\/strong><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">21 de julho de 2025: Projeto de lei conclu\u00eddo na terceira leitura dos Lordes<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">In\u00edcio de setembro de 2025: Regressa aos Comuns para aprecia\u00e7\u00e3o das altera\u00e7\u00f5es dos Lordes<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Aprova\u00e7\u00e3o real: Previsto para o outono de 2025 (n\u00e3o confirmado)<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">In\u00edcio: In\u00edcio \u00fanico previsto para o in\u00edcio de 2026 (o Governo indica uma fase de implementa\u00e7\u00e3o, mas n\u00e3o fixou a data)<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">At\u00e9 \u00e0 entrada em vigor, os senhorios podem ainda recorrer \u00e0 Sec\u00e7\u00e3o 21, desde que todos os requisitos sejam cumpridos.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>O que isto significa na pr\u00e1tica<\/strong><\/h2>\n\n\n\n<h3 class=\"wp-block-heading\">Para senhorios<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Acabou-se a Sec\u00e7\u00e3o 21: o plano passa a ser a Sec\u00e7\u00e3o 8. A via acelerada da Sec\u00e7\u00e3o 21 deixar\u00e1 de existir e a maioria dos pedidos seguir\u00e1 a via normal, com provas e (normalmente) uma audi\u00eancia.<\/li>\n\n\n\n<li>Nova via de venda\/mudan\u00e7a: se tenciona vender ou mudar de casa, o projeto de lei prev\u00ea motivos para tal, mas apenas ap\u00f3s 12 meses e com um pr\u00e9-aviso de quatro meses. Estabele\u00e7a prazos em fun\u00e7\u00e3o destas limita\u00e7\u00f5es.<\/li>\n\n\n\n<li>Estrat\u00e9gia de pagamentos em atraso: assegurar que os registos s\u00e3o meticulosos. O limiar mais elevado da Base 8 (3 meses) e o motivo dos atrasos repetidos determinar\u00e3o a sele\u00e7\u00e3o e o calend\u00e1rio dos processos.<\/li>\n\n\n\n<li>Conformidade: espera-se um controlo mais rigoroso das licen\u00e7as e dos documentos, uma vez em vigor.<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\">Para os inquilinos<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Maior seguran\u00e7a: um arrendamento peri\u00f3dico por defeito e o fim do despejo \u201csem culpa\u201d.<\/li>\n\n\n\n<li>Aviso e salvaguardas: mais tempo quando os senhorios pedem a posse para vender ou mudar de casa. Possibilidade de contestar aumentos excessivos da renda com o objetivo de for\u00e7ar a sa\u00edda.<\/li>\n\n\n\n<li>A posse continua a ser poss\u00edvel: os atrasos graves ou persistentes nas rendas, o comportamento antissocial e outros motivos podem continuar a justificar o despejo.<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Medidas pr\u00e1ticas a tomar agora<\/strong><\/h2>\n\n\n\n<h3 class=\"wp-block-heading\">Propriet\u00e1rios<\/h3>\n\n\n\n<ol class=\"wp-block-list\">\n<li>Auditar a papelada de cada AST: cumprimento do dep\u00f3sito, seguran\u00e7a do g\u00e1s, EPC, Guia de Como Arrendar, licen\u00e7as. Os defeitos fazem descarrilar a Sec\u00e7\u00e3o 21 ao abrigo da legisla\u00e7\u00e3o atual e enfraquecem a credibilidade ao abrigo da Sec\u00e7\u00e3o 8.<\/li>\n\n\n\n<li>Planear a aliena\u00e7\u00e3o: se vender, inclua no seu calend\u00e1rio o per\u00edodo de prote\u00e7\u00e3o de 12 meses e o pr\u00e9-aviso de quatro meses.<\/li>\n\n\n\n<li>Protocolos relativos aos pagamentos em atraso: atuar rapidamente em caso de pagamentos em atraso, documentar exaustivamente e calibrar os pedidos em fun\u00e7\u00e3o do limiar de 3 meses\/novo limiar de pagamentos repetidos.<\/li>\n\n\n\n<li>Espera-se mais trabalho de posse contestada: organizar provas, registos de inspe\u00e7\u00e3o e registos de repara\u00e7\u00e3o.<\/li>\n<\/ol>\n\n\n\n<h3 class=\"wp-block-heading\">Inquilinos<\/h3>\n\n\n\n<ol class=\"wp-block-list\">\n<li>Mantenha registos: comunique os problemas de repara\u00e7\u00e3o por escrito e mantenha um registo em papel.<\/li>\n\n\n\n<li>Saber o que fazer: se receber a Sec\u00e7\u00e3o 21 antes do in\u00edcio do processo, continuam a aplicar-se as regras actuais em mat\u00e9ria de notifica\u00e7\u00e3o, prazos e defesas. Procure aconselhamento rapidamente.<\/li>\n\n\n\n<li>Or\u00e7amento: os pagamentos em atraso continuar\u00e3o a ser um terreno forte ap\u00f3s a reforma. Obtenha apoio atempado se tiver dificuldades.<\/li>\n<\/ol>\n\n\n\n<h2 class=\"wp-block-heading\">Perguntas mais frequentes<\/h2>\n\n\n\n<h3 class=\"wp-block-heading\">A sec\u00e7\u00e3o 21 j\u00e1 desapareceu?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">N\u00e3o, continua em vigor atualmente. A aboli\u00e7\u00e3o ocorre na data de entrada em vigor do projeto de lei, que ainda n\u00e3o foi fixada.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Haver\u00e1 um caminho r\u00e1pido para a posse?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">A via acelerada \u00e9 espec\u00edfica da Sec\u00e7\u00e3o 21. Ap\u00f3s a aboli\u00e7\u00e3o, espera-se a via normal de posse ao abrigo da Sec\u00e7\u00e3o 8 (baseada em provas, geralmente com uma audi\u00eancia).<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Os senhorios podem ainda recuperar a posse para vender ou habitar?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Sim, atrav\u00e9s de um novo terreno com guarda-corpos: n\u00e3o pode ser utilizado nos primeiros 12 meses e \u00e9 necess\u00e1rio um pr\u00e9-aviso de quatro meses.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">O que muda para as rendas em atraso?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">O motivo obrigat\u00f3rio 8 passa para tr\u00eas meses de atraso. O pr\u00e9-aviso \u00e9 de quatro semanas e existe um novo motivo de atraso repetido (obrigat\u00f3rio) em determinadas circunst\u00e2ncias. A reda\u00e7\u00e3o final ser\u00e1 confirmada no in\u00edcio do processo.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">O nosso ponto de vista<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">A aboli\u00e7\u00e3o da Sec\u00e7\u00e3o 21 \u00e9 um rein\u00edcio estrutural. Para os senhorios, o \u00eaxito depender\u00e1 do cumprimento e da apresenta\u00e7\u00e3o de provas ao abrigo da Sec\u00e7\u00e3o 8, especialmente no que se refere aos atrasos e aos motivos de venda\/mudan\u00e7a. Para os inquilinos, as reformas oferecem uma maior estabilidade, mas n\u00e3o eliminam a perspetiva de despejo quando os motivos s\u00e3o justificados.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Na Ronald Fletcher Baker, a nossa equipa de contencioso imobili\u00e1rio aconselha propriet\u00e1rios e inquilinos sobre a estrat\u00e9gia de posse, agora (ao abrigo da Sec\u00e7\u00e3o 21\/Sec\u00e7\u00e3o 8) e ap\u00f3s o in\u00edcio do processo. Se precisa de planear uma venda, defender uma reclama\u00e7\u00e3o ou reformular os seus processos de atrasos antes da mudan\u00e7a, podemos ajud\u00e1-lo a fazer as coisas bem.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Assuntos de senhorio e inquilino: Contacte-nos<\/strong><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Ben Lewis \u00e9 advogado associado no departamento de contencioso da RFB. Para mais informa\u00e7\u00f5es sobre este tema, contactar Ben Lewis atrav\u00e9s do e-mail <a target=\"_blank\" rel=\"noreferrer noopener\" href=\"mailto:B.Lewis@rfblegal.co.uk\">B.Lewis@rfblegal.co.uk<\/a> ou pelo telefone 0203 947 8892.<\/p>","protected":false},"author":12,"featured_media":6898,"parent":0,"menu_order":0,"template":"","format":"standard","meta":{"_acf_changed":false,"om_disable_all_campaigns":false,"_uf_show_specific_survey":0,"_uf_disable_surveys":false,"footnotes":""},"categories":[19],"tags":[81],"class_list":["post-6897","insight","type-insight","status-publish","format-standard","has-post-thumbnail","hentry","category-residential-property","tag-litigation-team-dj"],"acf":[],"aioseo_notices":[],"aioseo_head":"\n\t\t<!-- All in One SEO 4.9.9 - aioseo.com -->\n\t<meta name=\"description\" content=\"For over three decades, Section 21 of the Housing Act 1988 has allowed landlords of assured shorthold tenancies (ASTs) to recover possession without proving tenant fault. 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