Defect profile · Portuguese new builds
The recurring defect categories at handover
The categories a snagging survey is built to catch before you accept the keys.
6 of 7
In 6 of the 7 new homes we inspected before purchase between June and July 2026, at least one item was rated non-conform and needing correction. Most were finishing and adjustment defects, not structural. (InspectOS pre-purchase inspections of new homes, small sample)
Building envelope
Warranty · 10 yr
- Settlement cracks at lintels and corners
- Window seal failures on south and west elevations
- Balcony slope deviations causing standing water
- Render delamination at parapet copings
Waterproofing and moisture
Warranty · 5 yr
- Bathroom membranes pierced by tile fixings
- Shower trays installed with insufficient fall
- Roof terrace drainage outlets blocked
- Basement infiltration at structural slab joint
MEP commissioning
Safety-critical
- Sockets wired without protective earth
- RCDs missing on wet area circuits
- Gas appliances installed without Boletim
- HVAC condensate drains running uphill
Finishes and joinery
Warranty · 5 yr
- Tile lippage above 2 mm tolerance
- Doors rubbing the floor or frame
- Window restrictors missing above ground
- Paint coverage failing on plasterboard joints
Acoustic and thermal
Non-conformity
- Party walls failing RRAE acoustic criterion
- Glazing specification mismatched with FTH
- Insulation gaps at wall-ceiling junction
- Thermal bridge at slab edge
Certificates and FTH
Regulatory
- Energy class inconsistent with installation
- FTH listing materials not actually installed
- Missing gas Boletim de Inspeção
- Missing electrical conformity declaration
Regional pressure points
Lisbon and Cascais
Envelope and acoustics under pressure. Glass façades and party walls in multi-unit blocks.
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Algarve
Waterproofing and HVAC under pressure. Climate stress and many pool-equipped properties.
Porto
Roofs and joinery under pressure. Persistent rainfall during the construction season.