Property condition and inspection before buying in Portugal

Key points

Portugal does not have a mandatory property inspection regime like some other countries. This guide combines practical checks during viewings with the official documents that help confirm a property's condition and compliance before you decide to buy.

1. What to look for during a viewing

During a viewing, look for signs of damp, cracks, water infiltration, the condition of electrical and plumbing installations, and whether doors, windows and frames work properly. Visit the property under different conditions if possible, and do not hesitate to arrange a second viewing before deciding.

Also pay attention to details that only stand out with care, such as damp smells, uneven flooring, thermal and acoustic insulation, and the general condition of the roof for houses. Keep photographs and notes to compare with other properties later.

• Check for signs of damp, cracks and water infiltration.
• Test that installations, doors and windows work properly.
• Keep photographs and notes to compare properties.

2. Use the use licence as documentary confirmation

The use licence, issued by the municipal council, confirms that the property was inspected and complied with its intended use at the time it was issued. Since Decree-Law 10/2024 of 8 January, presenting this document at the deed is no longer mandatory, but it is still worth requesting from the seller to confirm the property's status before deciding to buy.

If the property has had works or extensions since the licence was issued, confirm whether they were properly licensed. Unregularised changes can lead to costs or restrictions after the purchase.

• Request the use licence from the seller, even though it is no longer required at the deed.
• Check whether later works were properly licensed.
• Clarify any unregularised situations before proceeding.

3. Housing technical file and energy certificate

The housing technical file, where required, describes technical characteristics such as materials, insulation and installations. It is a useful document for understanding what to expect from the property beyond the visual impression of a viewing.

The energy certificate includes an assessment of energy performance and often recommendations for improvement. These recommendations can help you anticipate future spending on insulation, window frames or equipment.

• Check the housing technical file where it exists.
• Read the energy certificate's improvement recommendations.
• Factor those recommendations into your purchase budget.

4. When to get an independent technical opinion

For older properties, those showing visible signs of deterioration, or when you plan significant works, consider hiring an independent professional — an engineer, architect or surveyor — to assess the structure, installations and general condition before making a final commitment.

Such an opinion is not a legal requirement to buy a property in Portugal, but it can prevent significant surprises, especially when the cost of necessary works could materially change your buying decision.

• Consider a technical opinion for older properties.
• Get works estimates before deciding, where relevant.
• Do not treat a technical opinion as optional in higher-risk cases.

5. Apartments: condition of common areas and the building

For apartments, also check the condition of common areas — stairs, lift, façade, roof and outdoor spaces — as maintenance costs for these areas are usually shared among all owners. Ask whether any works are planned or under way in the building.

Request the condominium charges and debt statement to check for approved but unpaid extraordinary works, which could represent an additional cost after the purchase.

• Check the condition of the building's common areas.
• Ask about planned or ongoing works.
• Confirm extraordinary charges in the condominium statement.

6. Record your findings before deciding

After the viewing, organise your notes, photographs and any works estimates alongside the property's documents. This comparison helps you decide with more confidence and negotiate terms if you identify significant issues.

Remember that this guide offers general practical guidance and does not replace a technical, legal or engineering assessment suited to the specific property you are considering buying.

• Compare notes and documents before deciding.
• Use identified issues to negotiate terms where relevant.
• Confirm technical questions with a qualified professional.