Do You Need a Home Inspection When Buying in Portugal? Inspection vs Bank Valuation
By Manuel R.4 min read
Buyers with a mortgage often tell us the same thing: the bank has already valued the property, so surely it has been checked. It has not. Two different reports answer two different questions, and only one of them is written for you.
What a bank valuation is
When you apply for a mortgage, the bank sends a valuer to assess the property, and you normally pay the fee. The valuer’s job is to set the value the bank will lend against: location, size, finish, and what similar properties have sold for. The result is a short report with a number.
It is written for the bank, to protect the bank’s loan. It is not a technical survey, and it is not designed to find hidden defects.
What an independent inspection is
A licensed civil engineer examines the building for you: structure, roof, damp, electrics, plumbing, timber, windows and safety. You get a photographed written report that ranks every finding by priority, in English and Portuguese, within 48 hours of the visit. It answers the question the valuation does not: what condition is this in, and what will it cost me?
Side by side
- Who it is for: the bank, versus you.
- The question it answers: “How much will we lend against it?” versus “What is wrong with it and what will it cost?”
- What it looks at: market value and comparables, versus damp, roof, structure, wiring, plumbing and safety.
- What you receive: a value, versus a photographed report with priorities and recommendations.
A high valuation does not mean a sound building
A property can be valued at its full asking price and still have a failed terrace membrane, damp behind fresh paint or an electrical installation from the 1960s. The valuer is not asked to look for any of these, and the bank does not need you to know about them.
Is a home inspection mandatory in Portugal?
No. There is no legal requirement for a pre-purchase inspection, which is exactly why it is so easy to skip. Portuguese law does give buyers some protection against defects, particularly when buying from a professional seller or a developer, but the rules and deadlines are technical, and showing that a defect existed at the time of sale is far easier with a dated, photographed report. Ask your lawyer what applies to your purchase.
How to use both reports
- Agree a price in principle and start the mortgage process. The bank commissions its valuation.
- Book an independent pre-purchase inspection before you sign the CPCV.
- Read the inspection with your lawyer. If the findings are serious, you can negotiate the price, ask for repairs before the deed, add conditions to the contract, or walk away.
- If the valuation comes in below the price, use that as well: the two together give you a stronger negotiating position than either alone.
Inspection vs valuation: common questions
Does the bank’s valuation check for damp or structural problems?
It records the general condition of the property as the valuer sees it, but it is not a technical inspection. It does not use moisture meters or thermal cameras, and it does not rank defects or estimate repairs.
Can I use an inspection to negotiate the price?
Yes. Most clients read the report with their lawyer and use the findings to ask for a price adjustment or for specific repairs before signing.
How soon do I get the report?
Within 48 hours of the visit, in English and Portuguese, with photographs of every finding.
Do I need an inspection for a new-build?
Yes. New homes have defects too, and the time to list them is before you accept the keys. See our new-build snagging inspection.
What does an inspection cost?
Each property is quoted individually, because size, age and services differ. Here is what affects the quote, and you get yours within one business day.
At Oporto Home Inspections we inspect homes across Porto, Vila Nova de Gaia and the North for buyers who want the truth about a property, not the sales version. Inspect with confidence.