Condominium & Building Common Areas Inspection Portugal
DL 268/94 · condo inspection for owners' meetings
From €1,200 · Report in 5–7 days · Available nationwide
Facts you should know
- 1
60% of condominiums in Portugal lack an adequate reserve fund or preventive maintenance plan, accumulating hidden liabilities of €50,000–€300,000.
APEGAC, 2023
- 2
1 in 5 accidents in condominium common areas leads to civil liability proceedings against the condominium, with average compensations of €25,000.
APS / Fidelidade, 2023
- 3
Buildings with a technical common areas report have multi-risk condominium insurance with premiums up to 30% lower and fewer rejected claims.
APS Portugal, 2023
How the Process Works
Step-by-step guide: from legal obligation to final certificate
- 1
Commission at owners' meeting or by manager
Condominium common areas inspections are typically commissioned by the property manager or voted at an owners' meeting. Pricing is provided on request based on unit count.
On request - 2
Inspector team assigned in 48 h
Larger buildings (31–60 units) require a two-inspector team. InspectOS coordinates the team and schedules access to all common areas including roof and basement.
Confirmation in 48 h - 3
Full common areas survey
Inspector covers entrance, stairs, corridors, garage, roof, facade, communal electrical and plumbing installations, lifts, fire safety equipment, and any shared outdoor spaces.
4–8 hours on-site - 4
Condition report for owners' meeting
Formal condition report with photographic evidence, defect classification and priority works list. Structured for presentation at owners' assembly and submission to insurers.
Delivered in 5–7 business days
Frequently asked questions
- There is no single nationwide mandatory inspection cycle for all common areas, unlike gas or energy certificates. However, the horizontal property regime (Decree-Law 268/94) imposes duties to maintain, insure and repair common parts, and many owners' meetings require a technical report before major works or multi-risk policy renewal.
- Decree-Law 268/94 governs horizontal property: it defines common vs private areas, maintenance and repair duties, reserve funds, building insurance, and the powers of the owners' meeting and administrator. An InspectOS common-areas inspection turns those duties into a technical report with prioritised works and photo evidence for assemblies and insurers.
- The report can be commissioned by the condominium administrator (by assembly resolution or within their routine management powers) or by any co-owner who submits it for assembly approval. Condominium management companies frequently include annual inspection in their management contracts.
- No. The inspection covers only the common areas: roof, facades, stairs, lifts, garage, plant room, cisterns, common electrical installations, emergency lighting and gardens. For individual unit inspections, the appropriate service is the home inspection or landlord check-up.
- Yes, and it was designed exactly for that purpose. The InspectOS report includes an executive summary, annotated photographs and a prioritised intervention table, formatted for presentation at the owners' meeting. It is also available in shareable digital format for all co-owners and insurers.
Present a professional report at the next owners' meeting
From €1,200. Report in 5–7 business days for owners' meetings and insurers.