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Divergências atuais quanto a oposição à renovação nos contratos de arrendamento urbanos
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A presente dissertação tem como objeto o estudo das situações de oposição à renovação dos contratos de arrendamento urbano com prazo certo, com especial enfoque nas divergências doutrinárias e jurisprudenciais que têm surgido após as alterações introduzidas pela Lei n.º 13/2019, de 12 de fevereiro. O trabalho parte de uma breve análise histórica do regime jurídico do arrendamento urbano em Portugal, contextualizando a sua evolução legislativa, fortemente marcada por uma orientação vinculística, orientada à salvaguarda do direito à habitação. Tal orientação implicava, entre outros efeitos, a sujeição dos senhorios a vínculos contratuais prolongados, evidenciando as tensões subjacentes entre o princípio da proteção da propriedade privada e o princípio da tutela do arrendatário. Em seguida, aborda-se a controvérsia doutrinária relativa às normas aplicáveis aos contratos de arrendamento urbanos com prazo certo, quer para fins habitacionais quer não habitacionais, incluindo a análise do regime transitório dos contratos anteriores ao NRAU. Por fim, através do exame crítico de diversos acórdãos, evidencia-se a ausência de uniformidade na aplicação das normas relativas à renovação e denúncia dos contratos, inclusive no seio do próprio Supremo Tribunal de Justiça. Conclui-se que, embora existam disposições legais com natureza imperativa - destinadas a assegurar prazos mínimos de vigência contratual -, deve prevalecer a vontade expressa das partes sempre que compatível com os limites legais, devendo a interpretação das normas atender à sua ratio e ao princípio da boa-fé. O estudo defende uma leitura sistemática e teleológica do regime jurídico vigente, que garanta segurança jurídica e previsibilidade às relações arrendatícias.
This dissertation focuses on the study of situations involving opposition to the renewal of fixed-term urban lease agreements, with particular emphasis on the doctrinal and jurisprudential divergences that have emerged following the amendments introduced by Law n.º 13/2019, of February 12. The study begins with a brief historical analysis of the legal framework governing urban leases in Portugal, contextualizing its legislative evolution, which has been strongly marked by a binding orientation aimed at safeguarding the right to housing. This orientation entailed, among other effects, the imposition of long-term contractual obligations on landlords, highlighting the underlying tensions between the principle of protection of private property and the principle of tenant protection. Subsequently, the work addresses the doctrinal controversy regarding the rules applicable to fixed-term urban lease agreements, both for residential and non-residential purposes, including an analysis of the transitional regime applicable to contracts concluded prior to the Urban Lease Reform (NRAU). Finally, through a critical examination of various court rulings, the study highlights the lack of uniformity in the application of rules concerning the renewal and termination of lease contracts, even within the Supreme Court of Justice itself. It is concluded that, although certain mandatory legal provisions exist—intended to ensure minimum contractual durations—the express will of the parties should prevail whenever it is compatible with legal limits, and the interpretation of such rules must take into account their ratio legis and the principle of good faith. The study advocates for a systematic and teleological interpretation of the current legal regime, aimed at ensuring legal certainty and predictability in lease relations
This dissertation focuses on the study of situations involving opposition to the renewal of fixed-term urban lease agreements, with particular emphasis on the doctrinal and jurisprudential divergences that have emerged following the amendments introduced by Law n.º 13/2019, of February 12. The study begins with a brief historical analysis of the legal framework governing urban leases in Portugal, contextualizing its legislative evolution, which has been strongly marked by a binding orientation aimed at safeguarding the right to housing. This orientation entailed, among other effects, the imposition of long-term contractual obligations on landlords, highlighting the underlying tensions between the principle of protection of private property and the principle of tenant protection. Subsequently, the work addresses the doctrinal controversy regarding the rules applicable to fixed-term urban lease agreements, both for residential and non-residential purposes, including an analysis of the transitional regime applicable to contracts concluded prior to the Urban Lease Reform (NRAU). Finally, through a critical examination of various court rulings, the study highlights the lack of uniformity in the application of rules concerning the renewal and termination of lease contracts, even within the Supreme Court of Justice itself. It is concluded that, although certain mandatory legal provisions exist—intended to ensure minimum contractual durations—the express will of the parties should prevail whenever it is compatible with legal limits, and the interpretation of such rules must take into account their ratio legis and the principle of good faith. The study advocates for a systematic and teleological interpretation of the current legal regime, aimed at ensuring legal certainty and predictability in lease relations
Descrição
Tese de mestrado, Direito e Prática Jurídica, 2025, Faculdade de Direito, Universidade de Lisboa
Palavras-chave
Arrendamento urbano Contratos de arrendamento Renovação Autonomia privada Liberdade contratual Direito à habitação Teses de mestrado - 2025