How to regularize the VAT of verba 2.42
What is it for?
It records the VAT correction for a housing project covered by item (verba) 2.42 of List I of the VAT Code (CIVA) (reduced rate of 6 %, from the Housing Package, Pacote Habitação). The correction can be in favour of the company or of the State. The product calculates the difference between the rates and carries it to the periodic VAT return for the period.
When to use it?
- When you paid or charged 23 % on a project and the conditions of verba 2.42 are now met: you can recover the difference.
- When you applied 6 % and a condition is no longer met: you must pay back the difference.
- It only applies to returns for periods starting on 1 July 2026 or later.
- Do not use it for other VAT corrections. For a credit note or a bad debt, see VAT on old debts.
- Do not use it when the buyer stopped using the home as their own permanent residence: that fact does not give rise to a VAT regularization and the product does not offer one. DL 97/2026, art. 10, paragraph 5, provides for an increase in the property transfer tax (IMT) in that case. Pending validation by a certified accountant.
Where to find it?
Accounting › Declare › VAT › What is there to do with the VAT? › Supporting lists › VAT return records. Open the return for the period, open the Annexes 40 and 41 tab and click Regularize verba 2.42 (Housing Package).
The button only appears while the return is in draft or computed.
To view the regularizations already recorded: Accounting › Declare › VAT › What is there to do with the VAT? › Supporting lists › Verba 2.42 regularizations. The Accountant can get here and read the list, but cannot record or cancel.
Before you start
- Your profile is Certified accountant or Fiscal officer. The Accountant does not have this button.
- The return for the period of the regularization is not validated or submitted.
- For each month in which the project was declared, you have the taxable amount and the rate applied.
How to use it
- Open the return for the period and the Annexes 40 and 41 tab. Click Regularize verba 2.42 (Housing Package).
- In What happened, choose the case. The table below says what happens in each one.
- In Regularization date, confirm the date. It opens with the last day of the return period, and that date decides which return receives the amount.
- In Entry, choose the journal entry, if you have already made it. In Note, type the reason.
- Click Add a line. In Origin period, choose the first day of the month in which the project was declared, for example
01/08/2026. - Fill in the Taxable amount, for example
100.000,00. Rate applied (%) and Rate of verba 2.42 (%) are filled in with 23,00 and 6,00: change them if the rates are different. The VAT to regularize is calculated on its own, €17,000.00 in the example. Repeat for each month. - Click Register the regularization.
| What happened | When | Effect |
|---|---|---|
| I can recover VAT: the conditions are now met (field 40) | The project was invoiced at 23 % and now meets the conditions | The amount goes to field 40. Only within the 4-year limitation period |
| I must pay VAT back: moderate price and sale up to 24 months, but ANOTHER condition failed (field 41, interest only) | Moderate price, sale up to 24 months, and another condition failed | The amount goes to field 41. It asks for the Fact date, Moderate price (art. 2.º n.º 2 b)) and Sold up to 24 months after the start of use (art. 10.º n.º 1 a) ii)). It is only valid until the end of the period following the fact. The two options come unticked: tick them only if they are true. Without both, the record is refused. The window does not calculate the compensatory interest: deal with it with the certified accountant |
| I must pay VAT back: any other case (replace the VAT returns, with interest and fines; no field 41) | All other cases in which you must pay back | Nothing is recorded. The product says which returns you must replace |
Under reverse charge, the one who regularizes is the one who charged the VAT, that is, the buyer. Pending validation by a certified accountant.
Expected result
The Verba 2.42 regularizations list opens, with the line showing the date, the direction, the origin period, the rates and the VAT regularized.
Go back to the return and click Calculate. In the Quadro 06 — fields tab, the amount goes into field 40 or field 41 of the return. Pending validation by a certified accountant.
The record creates no journal entries. The journal entry is the accountant's, because it depends on the deduction the company made. Once posted, link it in Entry.
Important notes
- The date decides the return. Choose a date in the period of the return you are preparing: a date in a period whose return is validated or submitted is refused (see Common problems).
- In the Actions menu of an invoice, Verba 2.42 regularizations only shows the regularizations linked to that journal entry.
Common problems
I recorded it wrongly. In the Verba 2.42 regularizations list, open the line and click Cancel regularization. In the window “Remove this regularization? It will leave the VAT return of its period.”, click Confirm. A warning appears saying that the record was not found: this is expected, because the record no longer exists. Click Calculate on the return again.
“The VAT return "Empresa Demonstração, Lda — 2026/9 (v1)" of the period of 30/09/2026 is already validated or delivered. Why: It keeps its values, so a regularization dated in this period would not enter it: field 40 or 41 would stay unchanged. How to fix it: Choose a date in a period whose return is still open, or send the return back to draft (Fiscal Administration, with a reason) and register the regularization again; if the return was delivered, replace it.” Change the Regularization date to the period of the return being prepared.
“The verba 2.42 regularization is only available for VAT returns of periods starting on 1 July 2026 or later (Portaria 298/2026/1, art. 4.º n.º 3). What happened: 30/06/2026 is before that date. How to fix it: choose a regularization date from July 2026.” Correct the Regularization date.
“The origin period 01/08/2021 is outside the four-year limitation period (art. 45.º LGT; Ofício-Circulado 25116/2026). What happened: a regularization in favour of the taxable person is only valid within it. How to fix it: check the dates with the accountant.” The deadline has passed. Talk to the certified accountant.
“This case does not go to field 41. Why: Field 41 with the verba 2.42 annex is only for the operations with a moderate price (art. 2.º n.º 2 b)) sold up to 24 months after the start of use (art. 10.º n.º 1 a) ii)) in which ANOTHER condition failed, and you have to state both conditions. How to fix it: If both are true, tick “Moderate price” and “Sold up to 24 months” and register again; otherwise, replace the VAT returns of the periods that had the reduced rate (interest and fines apply), with the “replace the VAT returns” option of this assistant.” Tick both options, if they are true. If not, choose the third option in What happened.
“The regularization date 30/11/2026 is after the end of the period that follows the fact (31/07/2026). What happened: field 41 is only valid until the end of the following period, with interest only. How to fix it: replace the VAT returns of the periods that had the reduced rate (interest and fines apply).” The field 41 deadline has passed. Choose the third option in What happened. Pending validation by a certified accountant.
“Replace the VAT returns. Nothing was registered and field 41 is not used. What happened: in this case the VAT is regularized by replacing the VAT returns of the periods that had the reduced rate, with interest and fines. How to fix it: replace the returns of: 08/2026.” This is the answer of the third option, not an error. Replace the returns indicated, with the certified accountant.