2026 buyer reference | Pre-Purchase Survey
Pre-Purchase Structural & Damp Surveys in Portugal Before Signing a CPCV (2026 Guide)
Budget for an independent structural and damp inspection before the CPCV, compare survey scope and protect your deposit with lawyer-reviewed conditions.
2026 survey planning fees | Cascais, Sintra, Lisbon and Algarve
| Property / add-on | Fee excl. IVA | Scope note |
|---|---|---|
| Apartment T1-T3 | EUR 420 - EUR 680 | Combines supplied apartment tiers up to 220 m2 |
| Townhouse/Moradia Geminada | EUR 640 - EUR 860 | Supplied villa tier below 250 m2 |
| Detached Villa <300m2 | EUR 640 - EUR 1,120 | Combined villa tiers; 250-300 m2 uses larger scope |
| Luxury Villa >300m2 | EUR 820 - EUR 1,550 | Combined large-villa and complex-property planning range |
| FLIR thermal imaging | EUR 130 - EUR 195 | Moisture mapping; device brand subject to surveyor |
| Roof drone inspection | EUR 110 - EUR 175 | Access, weather and flight permissions apply |
| Pool/borehole inspection | EUR 140 - EUR 210 | Pressure, pump and drainage scope to agree |
Reproduces and combines supplied publication reference tiers, not a new regional quote sample. Add 23% mainland IVA where applicable. Travel, age, inaccessible areas and specialist testing affect the fee; agree regional travel charges separately.
Bank valuation is not a structural survey
An avaliacao bancaria supports lending and value assessment. It is not a detailed condition survey or a warranty against structural defects. Commission an independent engineer registered with Ordem dos Engenheiros, or an appropriately qualified Ordem dos Arquitectos professional, with the competence and insurance for your inspection scope.
Request an English report covering structural movement, roof condition, damp, drainage and visible services. Define exclusions, access requirements, photographs, moisture readings and the reporting date before booking.
CPCV deposit risk and Article 442
A negotiated sinal is often 10%-20% of the purchase price, but that is not a statutory deposit requirement. Article 442 generally permits retention of the deposit where the payer is responsible for non-performance, and a claim for double the deposit where the recipient is responsible, subject to the applicable legal conditions and remedies.
Finding humidade ascendente, flat-roof membrane failure or obras sem licenca after signing does not automatically entitle the buyer to cancel or recover double the deposit. Ask an independent lawyer to draft a structural survey condition before you commit or pay the deposit.
Inspect the property before signing
Sintra sites can have rising damp and condensation; coastal Cascais homes can have corrosion and terrace leaks. Lisbon apartments need checks of common parts and previous alterations. Algarve villas may need pool, borehole and drainage testing.
Compare the building against approved plans, title and tax records. A surveyor flags technical concerns; a lawyer checks the legal consequences and permissions. If an area is inaccessible, agree a follow-up rather than treating it as defect-free.
Buyer questions
Should I book the survey before signing the CPCV?
Yes, where access and timing permit. Otherwise ask your lawyer for an explicit satisfactory-survey condition and deadline before paying the deposit.
Is the bank valuation enough?
No. Lending valuation and detailed structural condition inspection serve different purposes and require different scopes.
How much does an apartment survey cost?
The supplied T1-T3 planning range is EUR 420 - EUR 680 before IVA, depending on size and scope. Thermal imaging is priced separately.
Can rising damp justify cancelling the CPCV?
That depends on the written conditions, disclosure and legal grounds. A damp finding alone is not an automatic cancellation right; seek independent legal advice.
Do I always get double my deposit back if defects appear?
No. Article 442 concerns responsibility for non-performance and the applicable remedies. A hidden defect does not itself guarantee a double-deposit payment.
Who should inspect unlicensed alterations?
An appropriately qualified engineer or architect should compare the built condition with approved plans, while your lawyer checks municipal records and the implications for purchase.
Sources and scope
- Diario da Republica | Civil Code Article 442
- Ordem dos Engenheiros | Professional body
- Ordem dos Arquitectos | Professional body
Planning guidance only. Confirm current law, property-specific conditions and the written professional scope before committing.