Home Inspection Portugal
Certified inspections by OE-registered engineers, report in 48 hours
from 595 € · Report in 48 hours · Available nationwide
Home inspection service categories
Buying / Selling
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.
from 595 €
Property Compliance Check
Planning and property-record compliance review for buyers. It checks whether the property matches official records before you commit to the purchase.
from 950 €
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.
from 400 €
Structural & Seismic
Structural and seismic assessment focused on older buildings. The goal is to surface risks and defects that matter for your purchase or renovation decision.
from 2,250 €
Safety & Systems
Technical Inspection and Diagnosis
Comprehensive technical property inspection to identify defects, degradation risks and intervention needs. Includes a structured diagnosis with practical prioritisation to support purchase, maintenance or refurbishment decisions.
from 650 €
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.
from 750 €
Gas Safety Inspection
The mandatory periodic inspection of residential gas installations. A qualified technician documents the installation condition for your records and regulatory compliance.
from 110 €
Renovation & Works
Renovation Passport
A sequenced energy renovation roadmap with prioritized measures. We use the building assessment to guide green finance, mortgages and grant applications where relevant.
from 2,950 €
Pre-Renovation Survey
Documents property condition before your renovation or work on a neighbouring plot. The photographic and technical record helps prove the prior state if damage or disputes arise.
from 710 €
Snagging Inspection (New Build)
Independent new build inspection in Portugal before key handover. Finish, systems and waterproofing defects documented with photos; snagging report in 48h for developer warranty claims.
from 980 €
Landlords
Condominium Common Areas Inspection
Technical inspection of condominium common areas for owners' meetings and works planning. Covers circulation, roofs, facades and shared installations within the agreed scope.
from 1,200 €
All prices include VAT.
InspectOS covers all property inspection needs in Portugal: from planning compliance to energy efficiency, from systems safety to renovation preparation. All reports are signed by engineers registered with the Ordem dos Engenheiros (OE).
Compliance & Certification
3 services
Safety & Systems
3 services
Buying & Building
3 services
Ownership & Operations
2 services
Know Exactly What You're Buying
See how an InspectOS inspection works in practice and how the report reduces risk before you sign.
How the inspection works
- 1
Choose your service
Select from pre-purchase inspection, gas inspection, energy certificate, and other services. You can combine multiple services in a single booking.
- 2
Enter the property
Enter the full address of the property to be inspected. The system automatically confirms coverage availability for your geographic area.
- 3
Select date & time
Choose an available date and time from the online calendar. Booking confirmation is sent to you immediately by email.
- 4
Inspector visits
An OE-registered engineer travels to the property at the scheduled time and carries out the inspection in accordance with the applicable technical protocol.
- 5
Report within 48 h
The bilingual (PT/EN) PDF report is issued within 48 hours of the visit and made available in your client area for immediate download.
Nationwide coverage: where we inspect
InspectOS covers all districts of mainland Portugal and the Autonomous Regions. Our OE engineers are available for inspections of apartments, houses, quintas, and commercial properties across the entire national territory, including high-demand tourist areas and locations popular with international buyers.
Lisboa
Capital & metropolitan area
Porto
Greater Porto & Douro Litoral
Algarve
Southern Coast: Faro to Lagos
Setúbal
Setúbal Peninsula & Costa Azul
Braga
Minho & Northern Interior
Coimbra
Centre: Mondego & Serra da Estrela
Aveiro
Aveiro Coast & Ria
Alentejo
Alentejo plains & coast
What does 'OE-registered engineer' mean?
The Ordem dos Engenheiros (OE) is the professional body regulated by the Portuguese State that certifies and oversees engineering practice in Portugal. Only engineers with an active OE membership may sign technical reports with legal validity, including pre-purchase inspection reports, technical surveys, and compliance declarations.
All InspectOS inspectors are active OE members, specialised in civil, electrotechnical, or mechanical engineering depending on the service rendered. The report is independent and documented, ready to hand to whoever needs it.
What does the inspection report include?
- Property data sheet and identification of the responsible OE engineer
- Photographic assessment of the property's systems
- Defect classification by urgency level (immediate / short-term / preventive)
- Prioritised defect list with severity classification (critical / significant / minor)
- Regulatory compliance check (DL 10/2024, RTIEBT, RJUE, SCE)
- Bilingual PDF (PT/EN), digitally signed by the OE engineer
What DL 10/2024 Changed for Property Buyers in Portugal
Portugal's Simplex Urbanístico removed the seller obligation to provide a usage licence, habitability certificate, and municipal compliance documents at sale. The risk of illegal extensions, structural non-compliance, and fire-safety violations now falls entirely on the buyer. An independent inspection is the only real safeguard.
Illegal extensions
Unlicensed works that can be compelled by the municipality to be demolished after purchase.
Structural defects
Cracks, settlement, and concealed pathologies invisible without a specialist technical inspection.
Safety non-compliance
Electrical or gas installations outside RTIEBT/SCIE standards creating an immediate risk of incident.
What is a home inspection in Portugal?
A home inspection (inspeção predial or inspeção pré-compra) is an independent technical survey of a property's physical condition and regulatory compliance before you sign the CPCV or final deed. Unlike a viewing with an estate agent, a certified inspection documents structure, installations, moisture, certificates, and planning conformity, with photographic evidence you can use in price negotiation or to walk away.
Portugal has no single "home inspector" licence like the US RICS or ASHI model. InspectOS inspections are carried out by civil engineers registered with the Ordem dos Engenheiros (OE), with specialist gas work by DGEG-licensed entities and energy certificates by ADENE-registered qualified experts. Reports are bilingual (PT/EN) and delivered within 48 hours.
Why home inspection matters after DL 10/2024
Decree-Law 10/2024 (Simplex Urbanístico) removed the obligation for sellers to present a usage licence and municipal compliance documents at the notary. With no prior check, it is the buyer who discovers illegal extensions, unapproved floor area, expired gas certificates, and structural defects, often concealed with fresh paint before viewings. An independent inspection before CPCV signing documents the property's condition at a fixed date.
Critical defects requiring remediation are common in Portuguese housing stock. Recurring findings include unlicensed attic conversions, moisture behind finishes, and missing or expired certificates. Finding them after purchase costs far more than the inspection that would have caught them.
Home inspection prices in Portugal (transparent)
| Service | From (VAT incl.) | Report |
|---|---|---|
| Pre-purchase home inspection | from 595 € | 48 hours |
| Property compliance check (DL 10/2024) | from 950 € | 3–5 days |
| Moisture & mould inspection | from 750 € | 48 hours |
| Energy certificate (mandatory at sale) | from 400 € | 3–5 days |
The InspectOS difference vs. generic surveyors
- OE-registered engineers: not unregulated "property surveyors". Every report is signed by a member of the Ordem dos Engenheiros with legal validity in Portugal.
- Structured check: structure, roof, MEP, moisture, planning compliance, and certificate gaps in one visit.
- Bilingual reports in 48 hours: PT/EN PDF with severity classification, photo evidence, and CPCV negotiation points.
- Nationwide coverage: Lisbon, Porto, Algarve, Cascais, and all 278 municipalities on mainland Portugal. Madeira and the Azores coming soon.
- Book online in minutes: no callbacks.
Frequently Asked Questions about Home Inspections in Portugal
- Prices depend on scope. A full pre-purchase home inspection is from 595 € (typical T2–T3 apartment, VAT included). Gas inspection from 110 €, energy certificate from 400 €. Combining services in one visit reduces the overall cost. All prices include VAT. See the service list below for exact figures.
- A full pre-purchase home inspection is not legally mandatory for private resale transactions. However, the Energy Certificate is required for sale or rental (DL 101-D/2020), gas inspection is compulsory for older installations (DL 97/2017), and public-use buildings have periodic cycles. Since DL 10/2024 removed municipal verification at deed, an independent inspection before CPCV signing is the buyer's main safeguard.
- InspectOS pre-purchase inspections cover the property's main systems: structure and foundations, roof and waterproofing, electrical installation (RTIEBT), gas and water plumbing, moisture and infiltration, thermal insulation, planning compliance (DL 10/2024, illegal works, area discrepancies), and missing certificates. You receive a bilingual (PT/EN) PDF report within 48 hours, signed by an OE-registered engineer.
- DL 10/2024 removed the seller obligation to provide a usage licence, habitability certificate, and other municipal compliance documents at the point of sale. Nobody checks illegal extensions, structural problems or safety non-compliance for you, and after the sale you would have to prove a defect already existed. An independent inspection documents the property's condition before you sign.
- InspectOS pre-purchase inspections cover the property's main systems: structural integrity and foundations, roofing and waterproofing, electrical installation (RTIEBT compliance), gas and water plumbing, moisture and infiltration, thermal and acoustic insulation, and regulatory compliance (usage licence, DL 10/2024, RJUE). You receive a detailed bilingual (PT/EN) report within 48 hours, signed by an OE-registered engineer.
- Each service focuses on a specific area: the Pre-Purchase Inspection is the most comprehensive and evaluates the entire property. The Gas Inspection assesses pipeline tightness and safety. The Energy Certificate classifies energy efficiency. Services can be combined at a better price.
- A full pre-purchase inspection typically takes 2 to 4 hours on-site. A gas inspection takes 60 to 90 minutes. The report is issued within 48 hours of the visit and made available in your client area as a bilingual (PT/EN) PDF.
- Booking is simple and 100% online. Choose your service, enter the property address and select an available date and time. You receive confirmation by email and a qualified inspector travels to the site at the scheduled time. The report is issued within 48 hours and made available in your client area.
- Yes. InspectOS reports include a prioritised defect list with severity classification (critical / significant / minor), enabling you to negotiate the purchase price based on documented technical facts. Many buyers recover the inspection cost in the first negotiation round by presenting defects verified by an OE-registered engineer.
- Yes. Our reports are issued by engineers registered with the Ordem dos Engenheiros (OE) and follow applicable technical standards (NP EN, RTIEBT and others). The Energy Certificate has a legal validity of 10 years and is recognised by the SCE (Energy Certification System). You can submit the pre-purchase inspection report to your bank or insurer; each institution decides for itself what it accepts and for what purpose.
- Yes. You can combine multiple services in a single visit, which is more efficient and generally more cost-effective. For example, it is common to combine the Pre-Purchase Inspection with the Energy Certificate. Simply select the desired services at booking and the inspector handles everything in one visit.
Ready to Protect Your Property?
Book online in minutes. OE-registered engineers, bilingual 48-hour comprehensive report.