What has changed in the law?
Since 1 January 2024, Decree-Law no. 10/2024 no longer requires the Housing Technical Sheet (Ficha Técnica da Habitação) or the use permit to be presented when ownership of urban property is transferred.
In 2026, Decree-Law no. 108/2026 introduced further changes to the legal framework for urban development and building, seeking to simplify procedures and clarify the planning status of properties.
These changes do not exempt compliance with planning rules, nor do they guarantee that a home's physical and documentary situation is in order.
For buyers, prior checks therefore remain essential.
Problems a viewing may not reveal
A home can look in excellent condition and still hide issues that require costly work.
Problems that deserve closer attention include:
Damp and leaks: stains, condensation or waterproofing problems that may stem from more complex issues.
Cracks and structural changes: signs that should be technically assessed to tell superficial issues from significant problems.
Electrical installations and plumbing: old systems or works whose safety and condition need confirming.
Roofs, terraces and façades: elements particularly exposed to deterioration, whose repair can be expensive.
Works and extensions: changes to the original layout that may require checking their planning status.
Not all of these signs indicate serious problems. Identifying them does, however, show when a specialist assessment is needed.
Why a technical inspection before buying matters
A pre-purchase inspection by a qualified professional assesses the visible condition of the property and identifies issues that merit closer analysis.
Depending on the agreed scope, it may cover building elements, roofs, installations, damp and other components of the home.
The technical report can help the buyer understand any work needed, estimate costs with specialist support and make a more informed decision.
Where significant defects are found, that information can also support a well-founded negotiation of the purchase terms.
A technical inspection should, however, be distinguished from documentary and planning checks. They are complementary procedures with different purposes.
Which documents should be reviewed?
Before buying, it is advisable to confirm, depending on the property's features and context:
- The permanent land registry certificate and the urban property tax record (caderneta predial). - The applicable municipal documentation, including records relating to use and any works. - The floor plans and whether the existing layout matches the documents. - The energy certificate. - The condominium documentation, including minutes, charges and approved or planned works, where applicable.
Reviewing these documents makes it possible to identify discrepancies and clarify questions before entering into binding commitments.
What if defects are found after the purchase?
Portuguese law provides mechanisms to protect buyers against certain property defects.
However, how they apply depends on the circumstances of each case, the applicable legal regime and compliance with the relevant requirements and deadlines.
For that reason, documenting the property's condition before purchase can be particularly important.
An inspection carried out beforehand, with a dated report and photographs, can be a relevant record if disagreements arise later.
Buying with information means buying with greater confidence
Buying a property brings together financial, technical and legal decisions that deserve careful analysis.
At Valle Real Estate Group, we believe quality real estate guidance also means helping clients ask the right questions, gather relevant information and call on specialist professionals whenever needed.
Because a good decision starts long before the deed is signed.
Thinking of buying a home? The Valle team supports you in finding and acquiring a property, helping you make informed decisions at every stage of the process.
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