Pre-purchase property inspection in Lisbon, by someone who spent 25 years on construction sites. In 48 hours, a technical report that shows you what you will pay after the purchase — and what you can negotiate before signing the preliminary contract (CPCV).
From first contact to an informed buying decision, in a simple process that respects your CPCV deadlines.
Send me the address, typology and deadline. Within 24 hours you receive a personalized quote and a proposed date.
Full on-site inspection with thermography, drone, video inspection and moisture measurement. Average duration: 2 to 3 hours.
Within 48 hours. System-by-system analysis, clear anomaly classification, cost estimates and three concrete levers to negotiate.
In each inspection I check from the building structure to the interior finishes. Every anomaly found is photographed, classified by severity and matched with a cost estimate.
Structural cracks, settlement, expansion joints. Telling cosmetic from critical.
Aerial drone inspection. Tile condition, gutters, active leaks via thermography.
Surface moisture measurement, thermography of hidden leaks, origin analysis.
Panel, RCDs, certification. Thermography for hot spots.
Mains pressure measured, pipe materials, drains and drainage.
Condition, seal, condensation, heat loss. Quantifies in euros what you will pay for heating.
Hidden damp, beginning leaks, failing insulation, thermal bridges, leaking pipes. Problems a normal visit never catches — and that cost thousands to fix after the deed.
HIKMICRO equipment accurate to 0.1 °C — the same class industrial experts use.
Detects damp under paint and failing insulation without drilling or opening walls.
Every anomaly found is photographed, annotated and cross-checked with a contact moisture meter.
At the end of the inspection you get a 15-page technical report you can use right away to decide — or to negotiate with the seller.
Single price per typology, including travel up to 30km from Lisbon, a full on-site inspection with all equipment, and a technical report within 48 hours.
Studios and one-bedroom flats up to 60 m². Typical inspection: 2 hours.
Family flats from 60 to 120 m². Typical inspection: 2.5 hours.
4-bedroom flats or houses up to 200 m². Typical inspection: 3 hours. Above that area, custom quote.
Travel. Up to 30 km from Lisbon is included. Beyond 30 km, €1 per km applies. Maximum coverage: 100 km from Lisbon. For properties outside this radius, please contact me.
I built houses for 25 years. I redid roofs, opened walls, replaced entire pipe columns in 1960s buildings. I saw good construction. I saw work rushed to sell. And I saw people buying homes with no idea what was behind the fresh paint.
Today I do the opposite. Instead of building, I inspect what is built — and I tell people what they are actually buying. I am independent: I don't work for the seller, I don't work for the bank, I have no agency partnerships. I work only for you.
Decisions this big deserve the eye of someone who was on the other side. People who never built a house don't know where houses fail. I do.
A question I get in almost every first conversation. The short answer: no. The long one is in this table.
In France, the seller must deliver up to twelve technical diagnostics before signing anything. In Belgium, any electrical installation prior to 1981 must be certified by an accredited body. In Portugal, since January 2024, not even the town hall checks whether what's being sold matches what was licensed.
| Country | What the seller must provide | What happens if you don't inspect |
|---|---|---|
| France | Up to 12 technical diagnostics (DDT) | Courts expect diligence from the buyer |
| Belgium | Electrical, soil, energy and urban-planning controls | The buyer takes on the regularization |
| Denmark | Nothing by law — but without a report, the seller is liable for 10 years | Almost nobody buys without a report |
| Sweden | Energy certificate | The buyer loses the right to complain |
| Portugal | Energy certificate | Hidden defects: the burden of proof is on the buyer |
In none of these countries is the buyer's inspection required by law. In all but one, the system pushes for it to happen.
Sources: Notaires de France, Dewaele, Justitsministeriet (DK), HelpMyCash, Portuguese DL 10/2024. General information, not legal advice.
No. And it is not mandatory in any European country. What varies is what is required from the seller: in France, up to twelve diagnostics; in Belgium, mandatory electrical control. In Portugal, since 2024, the seller only has to provide the energy certificate. Checking the condition of the house is entirely the buyer's responsibility.
No. In more mature markets — Denmark, Sweden, the Netherlands, the UK — inspection is not mandatory but it is standard practice, because the law makes skipping it expensive: a Danish seller without a report is liable for defects for ten years; a Swedish buyer who doesn't inspect loses the right to complain. In Portugal, neither the law nor the culture pushes for it.
You can, but you must prove the defect already existed, that it was not detectable, and that you complained in time. Without an inspection, your word is the only evidence. With a dated report, measurements and photos, you have documentation of the property's condition on the day of the visit. This information is not legal advice.
No. The bank valuation exists to protect the bank — it confirms whether the property is worth the money being lent. It does not inspect utilities, diagnose damp, or check roof or structure. The Inspecta inspection exists to protect your money, and the report stays with you.
Typically: quote in 24h, inspection scheduled for 3-7 days later (depending on the seller's availability), and report delivered 48h after the visit. Average total: 7 to 14 days.
For urgent cases (short CPCV deadline), I make the effort to speed up — contact me.
The best time is before the CPCV — that's when you have the most leverage. But even between CPCV and deed it's still useful: you can renegotiate, demand repairs or, in extreme cases, pull out via resolution clauses.
My recommendation: never reach the deed without knowing what you are buying.
That is a signal in itself. Legitimate sellers usually accept — a successful inspection speeds up the sale. Repeated refusals coincide with hidden problems.
When I ask to enter with the client, I do it in a polite and professional way. In 9 out of 10 cases, the seller agrees.
Yes — and it is the most common use. The report includes a chapter devoted to three concrete negotiation levers, with cost estimates based on market values. It is hard for a seller to dispute technical numbers backed by photos and documented references.
The Inspecta report is a private technical opinion, based on 25 years of hands-on construction experience. It serves your buying decision and out-of-court negotiation.
A court-appointed expertise is done by an expert appointed by the court and listed officially. If you need evidence for litigation, the next step after the Inspecta report is to request a formal expertise — using our report as the basis.
Yes. I inspect within 100 km of Lisbon — including the south bank, west up to Caldas da Rainha, north up to Santarém, and part of the Alentejo. Beyond 30 km from Lisbon, €1 per km applies.
For properties outside that radius, get in touch and we'll see.
I write about what I see on site, in the language of someone who has been on building sites for 25 years. No legalese, no alarmism.
What Europe requires before a deed — and what Portugal stopped requiring in 2024. France, Belgium, Denmark, Sweden, the Netherlands and Spain, side by side with Portugal.
Since 2024, the use licence is no longer required at the deed. The State stopped checking — and that risk moved entirely to the buyer. I explain what changed and how to protect yourself.
A 15-page PDF with the full list of what I check in every inspection, organised by system. Includes the 5 signals that call for rethinking a purchase and the most common mistakes when assessing a property. Delivered to your inbox in seconds.
Fill in the form with the details of the property you are considering. Within 24 hours you receive a personalized quote and a proposed inspection date.
If you prefer to talk directly, reach me on WhatsApp, phone or email.
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