Pre-Purchase Property Inspection

The structural condition of the building must be assessed in accordance with the Eurocodes (NP EN 1990–1999) and Portuguese building regulations. Foundations, load-bearing walls, floor slabs and the roof structure must be inspected for signs of settlement, movement or structural failure.

1. Inspect foundations and external walls for cracks — distinguish cosmetic cracks from structural cracks (horizontal, diagonal or greater than 5 mm)

2. Check wall alignment from corners — they should be plumb and straight

3. Check floors for deflection or unevenness with a level

4. Look for rising damp or water ingress — check the base of walls for efflorescence and salt staining

5. Examine the roof structure (if accessible) for rot, insect damage or undersizing

- Settlement cracks due to foundation movement (common in clay soils)

- Rising damp due to missing or deteriorated damp-proof course

- Water ingress through solid masonry walls without insulation

- Roof structure damage from wood-boring insects (woodworm, termites)

- Unauthorised structural alterations (removal of load-bearing walls without design)

The electrical installation must be inspected in accordance with the RTIEBT (Technical Rules for Low Voltage Electrical Installations), based on IEC 60364. A 30 mA RCD protection is mandatory for all circuits. An Operating Certificate is required for new or refurbished installations.

1. Identify the consumer unit — age, type and presence of 30 mA RCDs

2. Check RCD protection on all circuits (mandatory per RTIEBT)

3. Request the Operating Certificate or installation inspection report

4. Test accessible sockets and switches for correct operation

5. Identify the age and type of wiring — older installations may use obsolete methods

- Obsolete consumer units without RCD protection

- Missing Operating Certificate or non-compliant installation

- Old aluminium wiring or deteriorated insulation

- Insufficient number of sockets for current use

- Electrical work carried out without a qualified technician

Water supply and drainage installations must be inspected. Pipe materials must be identified (copper, PEX or galvanised steel). The heating and domestic hot water system must be assessed. Compliance must meet the General Regulation for Public and Building Water Distribution and Wastewater Drainage Systems.

1. Identify the supply pipe material — lead pipes (pre-1970) must be replaced

2. Test water pressure at multiple outlets simultaneously

3. Open all taps and flush all toilets to check flow rate

4. Inspect the boiler or water heater — age, maintenance history and mandatory service

5. Check under sinks, around toilets and in the basement for leaks or damp marks

- Lead pipes in older buildings (pre-1970) — health risk

- Corroded galvanised steel pipes with reduced flow

- Boiler or water heater without up-to-date mandatory service

- Slow drainage due to partial blockage or lack of venting

- Deteriorated or missing shut-off valves

Inspect the roof covering, flashings, chimneys, gutters and facades. The roof must be assessed in terms of age and condition. Render, pointing and external cladding must be intact. Rainwater drainage must direct water away from the building.

1. Determine the age and material of the roof — clay tiles last over 60 years, concrete tiles 30–40 years

2. From ground level, with binoculars, look for displaced, broken or missing tiles

3. Inspect gutters and downpipes: correct fixing, absence of blockages and overflow marks

4. Check render or external pointing for cracks, hollow areas or deterioration

5. Examine chimneys for tilting, cracks or deteriorated waterproofing

- Deteriorated underlay beneath an apparently sound roof

- Blocked or broken gutters causing water ingress into walls

- Cracked or detached render trapping moisture in the masonry

- Deteriorated facade joints allowing water entry

- Chimney defects causing damp staining on interior walls

Under DL 118/2013 and the European EPBD, the Energy Certificate (CE) is mandatory for property sale and purchase. The CE classifies the building from A+ to F and includes improvement recommendations. Insulation levels must comply at least with the regulatory requirements in force at the time of construction.

1. Obtain and review the Energy Certificate — check the energy class and recommendations

2. Check wall insulation: ETICS (external insulation), cavity insulation or uninsulated walls

3. Inspect roof insulation — thickness and material type

4. Assess glazing: single, double or triple glazing; check for condensation between panes

5. Examine the heating system — condensing boiler, heat pump or older system

- Poor energy class (D, E or F) indicating high energy costs

- Uninsulated walls in pre-1990 construction with high heat losses

- Single glazing with poor thermal and acoustic performance

- Old boilers with low efficiency (below 80%)

- Insufficient or missing roof insulation