The defects don't disappear.
They change owner.
Send us the listing and we take it from there. Bilingual report, photographed room by room, 48 hours after the visit.
- We arrange the whole visit
- No need to attend
- Findings you can negotiate on
OE-Registered
DGEG Registered
ADENE CertifiedEvery situation needs a different inspection.
Pick the one closest to yours and we'll show what applies.
Before You Buy
Essential inspections before signing the deed.
Pre-purchase survey, energy certificate, snagging inspection
Learn more
When Something's Wrong
Technical diagnosis for existing problems.
Damp diagnosis, structural survey, failing systems
Learn more
For Legal Action
Reports with evidential value for courts and insurers.
Reports with evidential value for disputes and insurance
Learn more
For Renovation
Inspect before you start. Renovate without surprises.
Pre-works survey, renovation passport, energy upgrade
Learn moreHome inspections built for
Portugal's biggest property decisions
Foreign Buyer
You don't know what DL 10/2024 means for the extension you just fell in love with. You can't read a Caderneta Predial. Your agent has a conflict of interest. We don't. Our inspection is the one independent voice in your purchase process: in your language.
Most common profile
Portuguese Home Owner
You bought before Simplex changed the rules, or you've owned for years and never had a formal inspection. Gas certificates expire. Energy ratings go out of date. Moisture builds behind walls you can't see. We give you the full picture on what you own and what it needs.
Post-DL 10/2024Investor & Developer
Snagging on new-build delivery. Condominium common-area compliance. Seismic risk on portfolio acquisitions. We deliver severity-graded inspection reports structured for negotiation, warranty claims, and due diligence packs.
B2B & portfolioWhy InspectOS
and not someone else
Practical buying criteria that separate a professional inspection from a generic property visit.
Inspector credentials
OE, DGEG and ADENE verifiable
Varies; no standardised credential
Bilingual report EN / PT
Yes, included in every report
Rarely available
Prices published online
All prices incl. VAT on the website
"Request a quote"
Report turnaround
Report in 48 hours
5–15 working days
CPCV negotiation support
Independent technical report
Defect list only
| Criterion | InspectOS | Market typical |
|---|---|---|
| Inspector credentials | OE, DGEG and ADENE verifiable | Varies; no standardised credential |
| Bilingual report EN / PT | Yes, included in every report | Rarely available |
| Prices published online | All prices incl. VAT on the website | "Request a quote" |
| Report turnaround | Report in 48 hours | 5–15 working days |
| CPCV negotiation support | Independent technical report | Defect list only |
After you sign, proving a defect is up to you.
Once you sign the purchase agreement (CPCV), you're committed.
The buyer timeline
- 1You agree price verbally
Agent sends the purchase agreement (CPCV) for signature. Deposit is requested. Everything feels fine.
- ✓Book InspectOS here
An inspector visits before you sign. Bilingual report delivered. You know exactly what you're buying.
- 3Renegotiate or walk away
Use findings to negotiate price reduction, remediation clauses, or withdrawal without penalty.
- !Agreement signed: deposit locked
After this point, walking away can cost you the deposit unless the CPCV provides otherwise. A defect found later is harder to resolve: you have to prove it already existed.
- 5Escritura: deed of sale (closing)
At the notary you complete the deed: legal title passes to you, you pay the remaining balance, settle property taxes, and receive the keys. Under DL 10/2024, the licença de utilização is no longer shown at the deed. Since 1 October 2026 the deed only records whether a título urbanístico exists. Nobody checks the building's physical condition for you.
“The inspection flagged a rear extension with no municipal licence. We added a remediation clause to the purchase agreement (CPCV) and the seller covered the regularisation cost. Without the report, we would have signed blind.”
From visit to report
in 48 hours.
No call to quote. No waiting for availability. Book online, inspector visits, bilingual report delivered.
Book Online
Instant pricing: select date and service bundle without any call-to-quote.
No call requiredInspector Visits
OE-registered engineer. Structured checkpoint list. Documented method.
OE-registered engineerReport in 48 Hours
Bilingual PDF with photography delivered to your inbox.
EN / PT bilingualFollow-Up Consultation
Your inspector walks you through every finding so you can act on it immediately.
Actionable, not archivalWhat buyers discover
before they commit
Every finding below is a real inspection outcome. The costs are real. So is the alternative. Discovering these after you've signed the purchase agreement (CPCV).
Unlicensed Extension
A rear extension, added by a previous owner in the 1990s, had no municipal licence on file. Under DL 10/2024 nobody checks it at the deed, so regularisation or demolition would have been the new owner's problem from the day they signed.
Ref: DL 10/2024 · DL 108/2026 (RJUE)
Uncertified Gas Installation
Pre-2018 installation with no periodic inspection certificate and evidence of informal pipework modifications. Incomplete combustion risk identified. Carbon monoxide testing flagged non-compliant ventilation in the kitchen.
Ref: DL 97/2017 · first periodic inspection due by 26 Aug 2028
Hidden Damp Behind Fresh Paint
A recently renovated apartment presented well visually. Hygrometer readings revealed chronic wall infiltration on two façade-facing walls. Fresh paint had been applied directly over active moisture. Meter readings confirmed structural saturation.
Ref: InspectOS Moisture Inspection: calibrated hygrometer survey
Every inspection
Portugal requires
Book individually or bundle for full compliance. All prices include 23% VAT.
Pre-Purchase Inspection
Independent technical inspection before you sign a reservation or deed. We walk the property in a structured way and summarize findings in a report to support negotiation or walking away.
→Buyers renegotiated €8,000–35,000 on average
Moisture Inspection
Technical assessment of moisture, infiltration and condensation in the building. You get a diagnosis focused on likely causes and next steps, we do not claim fixes we have not verified on site.
→Most common issue in Portugal (70% of our inspections)
Gas Safety Inspection
The mandatory periodic inspection of residential gas installations. A qualified technician documents the installation condition for your records and regulatory compliance.
→Mandatory certification; prevents insurance invalidation
Energy Performance Certificate
The official energy performance certificate required for sale or rental listings. We issue the rating and register it with the competent body as required by law.
→Required for all property transactions
Also available: Snagging from 980 € · Renovation Passport from 2,950 € · Condominium from 1,200 €, View full pricing
Checked against the rules
that apply in Portugal
Our inspectors are trained and updated across all active regulations. These aren't optional. They determine your legal exposure as a buyer.
Unlicensed Construction: Nobody Checks It for You
The deed no longer checks the property against its licence, and after the sale you would have to deal with what was built without one. Our inspection identifies unlicensed extensions, outbuildings or alterations before you sign, so you can renegotiate or walk away.
⚠ Liability: fines + mandatory demolition or regularisationEnergy class: certificate vs reality
EU energy rules for buildings are tightening, and Portugal is still setting out how they apply to existing homes. We check whether the property's actual energy performance matches its certificate, so you know where it stands before you buy.
⚠ Risk: tens of thousands in mandatory upgrades post-purchaseGas Compliance: The Invisible Risk
Installations made before 21 August 2018 need their first periodic inspection by 26 August 2028, or sooner once they turn 20; homes are then inspected every five years. Our inspection detects leaks, non-compliant pipework and illegal connections before you commit.
⚠ Risk: carbon monoxide, fire, and insurance invalidationSeismic Risk: Portugal's Underpriced Exposure
Much of Portugal's building stock predates modern seismic codes. We assess structural vulnerability of the property, particularly in Lisbon, the Algarve, and coastal areas.
⚠ Risk: structural vulnerability not visible without specialist assessmentBuilt for decisions,
not archives
Every InspectOS report is structured so you can act on it immediately: whether you're renegotiating price, requesting remediation, or walking away.
Rua das Flores 42, 1200 Lisboa · Property · Pre-Purchase Report
Negotiation note: Recommend renegotiation or seller-funded remediation before you sign the purchase agreement (CPCV). Obtain independent contractor quotes to support price discussions.
Frequently Asked Questions
- InspectOS is an independent building inspection company in Portugal, with inspectors certified by the Ordem dos Engenheiros, DGEG and ADENE. We carry out technical inspections of residential and commercial properties (covering structure, electrical, plumbing, gas, energy efficiency and more) and deliver detailed reports in PT, EN and ES.
- We cover the entire mainland Portugal territory, including all 278 municipalities across the 18 districts. For the Azores and Madeira, please get in touch to check inspector availability on your island.
- Prices vary by service. Individual inspections start at from 110 € (gas inspection). The Pre-Purchase Inspection, our most comprehensive service, is from 595 €. Energy Certificates are from 400 €. All prices include VAT and are detailed on each service page.
- The on-site visit typically takes 2–4 hours, depending on property size and services booked. The report is issued digitally within 48 hours of the inspection. For services involving laboratory analysis (e.g. water quality, radon), turnaround may be 5–7 working days.
- Yes. All our inspectors are licensed engineers registered with the Ordem dos Engenheiros. Depending on the service, they also hold additional accreditations: gas inspectors are certified by DGEG, energy efficiency experts are recognised by ADENE, and electrical inspectors operate under Portaria 949-A/2006.
- The report includes: a detailed technical assessment per inspected area, numbered photographs and evidence, severity classification for each finding (informational, warning, urgent), prioritised defect list, applicable regulatory references, and maintenance recommendations. The document is issued as a PDF and made available in your client area.
The purchase agreement (CPCV) is irreversible.
Your inspection isn't.
No conflicts of interest. Book before you're committed, not after.