Most landlords have at least one lapsed certificate.
The fine is up to €3,740.
InspectOS audits your full compliance position and resolves every gap in a single coordinated visit.
★★★★★ 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 to 3. They can be scheduled in the same visit, with a single call-out.
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) · Health Check (from €295/year)
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) · Health Check (from €295/year) · 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 €750Class E & F owners: deadline 29 May 2026
EU Directive 2024/1275 requires Portugal to establish a renovation passport scheme by 29 May 2026. Properties rated energy class E or F face the most direct exposure: transaction restrictions and mandatory improvement obligations are expected.
The Renovation Passport (from €2,950) covers the ADENE energy audit, BIM model, staged improvement roadmap, PRR subsidy access, and green mortgage qualification.
Book Renovation Passport: from €2,950All 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, electrical, and EPC in a coordinated sequence: typically gas and electrical in the same visit, EPC in a second visit if a separate ADENE-accredited technician is required.
- InspectOS operates in Lisbon, Porto, the Algarve, Cascais, Sintra, Setúbal, and is expanding to additional municipalities. For locations not listed, contact the scheduling team to confirm availability before booking.
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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.