Most landlords have at least one lapsed certificate.
The fine is up to €3,740.
InspectOS audits your full compliance position and coordinates every inspection you need.
★★★★★ 400+ compliance checks · Lisbon · Porto · Algarve
Compliance obligations
Compliance calendar for Portuguese property owners
Every recurring obligation, its legal basis, the fine for non-compliance, and the InspectOS service that covers it.
Most owners need rows 1 and 2. Book both together and we coordinate the visits.
Three situations. One service.
Long-term rental
Under NRAU, habitability is your responsibility throughout the tenancy. If your gas certificate has lapsed, your insurer can refuse any gas-related claim, regardless of whether the lapsed certificate caused the incident.
Most relevant
Gas (from 110 €) · EPC (from 400 €)
Short-term rental
An AL licence requires a valid EPC and, in most municipalities, a current electrical report. Lisbon and Porto have been tightening AL inspections since 2023. A rejected renewal costs four to eight weeks of rental income.
Most relevant
EPC (from 400 €) · Gas (from 110 €)
Preparing to sell
Under DL 10/2024, the buyer's solicitor now bears full planning liability with no municipal backstop. Any violations or expired certificates appear in their report, not yours. A pre-listing inspection means you control the findings.
Most relevant
Pre-Purchase (from 595 €) · Compliance Check (from 950 €) · EPC (from 400 €) · Gas (from 110 €)
The clause most owners have never read
Most standard Portuguese home insurance policies void gas damage cover when the inspection certificate is lapsed.
The insurer does not need to prove the lapsed certificate caused the incident. Its absence is sufficient grounds for refusal. The same logic increasingly applies to electrical installations in policies written since 2022.
Book Gas Safety: from 110 €, cert same dayfrom 110 €
Cost of a gas inspection
€50,000+
Avg. gas fire claim (Lisbon apartment)
€0
Paid by insurer if cert lapsed
Moisture: the most underreported defect
Moisture builds behind wall finishes, under floor screeds, and inside roof structures for years before it becomes visible. By the time it shows on a surface, the remediation scope is typically 3–5× what it would have been at first detection.
The InspectOS Moisture Inspection (from 750 €) uses calibrated pin and non-contact hygrometers with a visual moisture survey to map damp through walls and ceilings and identifies the infiltration source before you commission any contractor.
Book Moisture Inspection: from 750 €Class E & F owners: what the EPBD changes
EU Directive 2024/1275 (EPBD) required Portugal to set up a renovation passport scheme by 29 May 2026. That deadline applied to the State, not to owners: the directive does not by itself oblige an individual homeowner to renovate, and Portugal is still defining how it applies to existing homes. Class E and F homes are where any future national rules would apply first.
The Renovation Passport (from 2,950 €) covers the ADENE energy audit, BIM model, staged improvement roadmap, and the documentation that grant and green-loan programmes commonly ask for.
Book Renovation Passport: from 2,950 €All services for owners
View all servicesCommon questions from owners
- Start with the three obligations that generate fines, block licences, and void insurance most frequently: gas safety, electrical compliance, and the energy certificate. If the property is pre-1980, add a Moisture Inspection (from 750 €). Chronic moisture in older rental stock is the most common source of tenant disputes and maintenance emergencies.
- No. Under Portuguese tenancy law (NRAU), the mandatory gas safety inspection is the landlord's responsibility regardless of what the tenancy agreement says about appliance maintenance. If the certificate is lapsed and a gas incident occurs, the insurer pursues the owner, not the tenant.
- Yes, if your current certificate is more than 10 years old or if you do not have one. DL 101-D/2020 requires a valid SCE number in the sale listing and delivery of the full certificate to the buyer before the CPCV is signed. An expired or absent certificate exposes you to a fine of up to €3,740.
- Yes, for most combinations. We schedule gas and EPC in a coordinated sequence: in the same visit where possible, or the EPC in a second visit if a separate ADENE-registered qualified expert is required.
- Yes. InspectOS inspects across mainland Portugal, in all 278 municipalities. Madeira and the Azores are coming soon.
Are you an estate agent, lawyer, or architect? See how InspectOS works for professionals →
You probably have at least one overdue obligation.
Gas cert approaching five years, EPC approaching ten, or an AL licence renewal coming up; book before the deadline creates the urgency for you.