Property Surveyor Portugal: Buying a House Safely in 2026

Is it necessary to have a property survey in Portugal?

No, having a property survey is not a legal requirement in Portugal. However, it is highly recommended – and in your best interests – to have this part of the due diligence process when buying a property in Portugal. Simply put, they can identify issues early on, saving you financial burdens.

• Environmental factors: The weather, different construction methods, and whether the property has been left unoccupied for long periods of time can each have an effect on the property and could potentially cause you issues down the line.
• Poor construction: Many modern buildings in Portugal have a concrete frame to provide a solid construction. However, this can cause problems such as dampness and cracks that potential buyers should watch out for. There are many examples of poor construction in Portugal, where there needs to be more quality control during the building process.
• Illegal construction: In Portugal, the property owner is responsible for any illegal parts of the structure of the property, even those that were completed by the previous owners. Therefore, it may prove to be cheaper, in the long run, to pay for a surveyor to check your property to safeguard you from risks in the future.

The “Simplex” Risk in 2026

For buyers purchasing property in Portugal, the Simplex program (Decree-Law No. 10/2024) made it possible to sign a deed without the need for a habitation license (Licença de Utilização or Licença de Habitação). While this speeds up the sale, it means that the buyer can unknowingly purchase a property that has significant problems.

A surveyor is one of the most important defense mechanisms to ensure the building matches official plans, while working with a Portugal real estate lawyer is also essential to avoid legal complicationsm ensuring that you do have a valid habitation license.

Property surveys becoming more common

The Royal Institute for Chartered Surveyors (RICS) has stated that the number of members in Portugal is rising as it is becoming increasingly common to have a property survey carried out on the property you are buying, especially amongst foreign investors. You will also find that hiring the services of a surveyor in Portugal is usually much cheaper than in other Western European countries.

You can find out more about property ownership in our article: Types of Property Ownership in Portugal: An Overview.

What are the risks of not obtaining a survey on a Portuguese property?

Developments in Portugal have varying degrees of quality. Although many are constructed to a very high standard, you will also find sub-standard buildings, and it can often be difficult to differentiate between the two.

A qualified surveyor can provide you with assistance by inspecting the property and offering advice on any defects that you should be aware of.

Even relatively new buildings can have issues, so it is worth having a detailed pre-purchase property inspection to ensure everything is in order.

Some common issues that surveyors uncover include the following:

1. Structural defects: Such as issues with internal and external walls and serious faults with the property’s construction
2. Dampness: Spotting signs of moisture and condensation that can go unnoticed
3. Unapproved modifications: Including the absence of proper building permissions
4. Unauthorizd utilities: Insufficient or unauthorized utility connections, including electricity, water, and drainage
5. Termite infestations: Checking for any pest damage.
6. Property bounderies: Help define property boundaries in Portugal, where your property ends and your neighbor’s property begins
7. Interior and exterior checks: Conduct a house inspection in Portugal on the interior and exterior of the property
8. Sewerage disposal: Ensuring adequate sewerage disposal
9. Plumbing and pipes: Leaky plumbing and rusting water pipes
10. Uneven flooring: Identifying inferior building materials or uneven flooring
11. Insulation problems: Ensuring insulation for both heating and cooling, saving energy costs

If you are seeking to purchase Portuguse real estate, it is crucial for you to ensure your complete satisfaction with the property prior to making a purchase. Not seeking professional advice and subsequently discovering problems after the purchase can be costly, time-consuming, and an unnecessary hassle.

If you are considering buying your property from scratch or are planning building works, check out out article on the builder’s warranty, including information on the warranty period you can expect in Portugal: Builder’s Warranty in Portugal.

When should you instruct a surveyor in Portugal?

• If you have any concerns regarding the property, it is recommended that you conduct a survey before proceeding with an offer or deposit payment.
• This is especially important if the deposit is non-refundable in case any issues with the property are discovered during the survey.
• Although not a standard provision, your Portuguese Lawyer may be able to include this clause in the initial contract (Contrato de Promessa de Compra e Venda) if the seller agrees.
• Important note: A building survey is not just useful for old properties, but modern builds too.

How to Choose a Good Property Surveyor in Portugal

To find a property surveyor in Portugal, you can find one registered with RICS (Royal Institution of Chartered Surveyors) on their website.

It is best to choose a surveyor that is independent, RICS-accredited, with years of local experience in the market.

Check for reviews, their working and communication style, and you can even ask for a sample report to know exactly what you will get for your money.

If you do not speak Portuguese, you can find many surveyors in Portugal that speak a good level of English to ensure that you will face no communication issues throughout the process.

Step-by-Step: How a Survey Fits into the Portuguese Buying Process

Below, you can see clearly how and when the property survey fits into the property buying process.

1. Property search, negotiation, and making an offer
2. Reservation Agreement, if required
3. Due diligence, the critical moment to hire your surveyor, alongside lawyer checks
4. Promissory Contract (CPCV), where a deposit of around 10-20 percent is paid
5. Final Deed (Escritura) signing in front of a Notary
6. Register new owner with the land registry

For more information about the process, you can check out article on Buying Property in Portugal.

Goldcrest: Who We Are and How We Can Help You

Goldcrest is a buyer’s agent that is based in Lisbon, Porto, and the Algarve. We provide expert, impartial advice on the best investments in the Portuguese real estate market and how to buy property in Portugal. From scouting out the perfect property through to property acquisition, we have you covered throughout the process.

What sets buyer’s agents apart from real estate agents in Portugal is that while real estate agents work on behalf of the seller, buyer’s agents solely protect the buyer’s interests.

Get in touch with us today

If you are looking to purchase property in Portugal, don’t hesitate to get in touch. Our team of skilled experts is available to solve all your real estate doubts, offering insightful expertise and strategic advice. Whether you are seeking a seaside villa in Cascais or a beautiful modern apartment on the Silver Coast, we can secure your ideal property at the best price possible.