Independent Home Inspections Across Portugal
Expert residential and commercial property inspections.
Your due diligence. Your peace of mind.
Serving Lisbon, Porto, Braga, Algarve, Alentejo and all of Portugal.
Professional reports delivered 24-48 hours from time of inspection. We use state-of-the-art equipment including thermal imaging, drones and moisture detection technology.
Property Inspections.
A new concept in Portugal,
Decades of expertise for us.
While independent property inspections are relatively new to the local market, they are our long-standing specialty. We bring decades of experience to Portugal, where we have and continue to proudly protect thousands of property buyers all across the country.
We bring rigorous American building standards to the Portuguese real estate market.
Local builders, registered engineers, and company surveyors often overlook systemic issues by simply accepting regional construction flaws as the status quo. Because they operate within the same local ecosystem, it can be difficult for them to objectively critique their own methods.
By contrast, our team provides an independent, objective analysis backed by extensive real-life construction and property inspection experience. Not in theory, but in practice.
Correctly executed work ensures your asset will endure for decades; conversely, substandard methods can quickly turn a property into a compounding financial liability. High standards should never be compromised. Most importantly, occupant safety and structural integrity remain our top priorities.
Absolute Independence & Uncompromising Integrity.
In a market where industry referral fees and commissions are common practice, we set a different standard.
We strictly decline and never offer referral fees, commissions, or kickbacks to realtors, brokers, or developers.
Our reporting remains 100% neutral, honest, and unbiased guaranteeing that our only priority is protecting your interests.
Buying Property In A Foreign Market Carries Inherent Risks
ESPECIALLY AS SELLERS ARE NOT REQUIRED TO DISCLOSE DEFECTS
Data from Portugal's National Institute of Statistics (INE) shows that over 35.8% of residential buildings in Portugal require repairs, ranging from minor maintenance to severe structural damage. The national housing stock breakdown reveals:
21.8% require light repairs
9.4% require medium repairs
4.6% need major structural intervention
Over 12% of the housing stock stands vacant, with a significant portion of them requiring substantial rehabilitation. The cost of addressing hidden defects after purchase can be financially devastating.
"Decree-Law" Decreto-Lei n.º 10/2024, de 8 de janeiro (DL 10/2024) was a reform that transferred undisclosed defect liabilities to the buyer, without a dated inspection report, the responsibility of proving hidden defects (Art. 342 of the Código Civil) would fall back on you, the buyer.
We Are Minimizing Financial Risk, One Inspection At A Time
BECAUSE EVERY PROPERTY GETS PUT TO THE TEST
While financial risk can never be removed from a transaction, it can be minimized. Don't be blindsided by costly defects such as structural damage, roofing issues, water intrusion or ventilation problems.
Give us a call and make an informed decision. We help minimize your financial risk - one inspection at a time, 7 days a week.
Post-Purchase Defect Protection
(Articles 913–922 of the Civil Code)
If you discover an undisclosed property defect after the purchase is finalized, Portuguese law provides a limited mechanism for recourse, subject to rigid timelines:
The Notification Window: You must report the defect (denúncia) to the seller within one year of discovery.
The Legal Action Window: You must file legal proceedings within one year of that notification.
Critical Advice: Because these deadlines are strictly enforced, do not wait. Consult an attorney the moment you suspect a hidden defect.
How We Help
Our independent, certified property inspection report provides a clear, dated, and professional assessment of the damage, serving as strong evidence you can present to support your case.
When to Inspect
- Pre-purchase phase
- New construction before the final handover
- When something goes wrong
- When renting
- Annually for Inspection & Maintenance Review
Reasons to Inspect
- For legal action
- For renovation
- To find deficiencies
- To safeguard a renter's deposit
- To prevent major damage from minor mishaps
Who is it for
• Foreign Real Estate Investors
• Portuguese Homeowners
• Commercial Property Buyers
• Residential Tenants
• Asset Protection Seekers
We inspect and evaluate all the systems of the property
Roof
Foundation
Siding (exterior walls)
Doors and Windows
Walls, Ceilings and Flooring
Heating, Cooling and Ventilation
Electrical and Plumbing
Solar Panels, Private Water Supplies and Septic Systems
Annexes, Garages, Gazebos and other Structures
Water Management Conditions
Safety Concerns, Pests, Dampness and Mold
We also inspect pools, spas and saunas.
Equivalent to, or more detailed than a level 3 RICS survey
We then provide a professional, digital, comprehensive report that includes hundreds of detailed supporting photographs and videos within 24-48 hours.
What Our Inspections Cover
Equipment
we use
Thermal Imaging Cameras provide deep insights into three critical areas
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Energy efficiency: Identifying heat loss and insulation gaps.
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Electrical safety: Spotting overheating circuits and components.
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Structural damp: Detecting hidden leaks and moisture intrusion."
High-Tech Drones for
unmatched safety and precision.
Keeping the inspector safely on the ground, we eliminate the hazards of climbing or damaging fragile roofs.
Equipped with 4K cameras, our drones capture high-resolution details of cracked ridge caps, missing or broken tiles, failing flashings and other damage that is otherwise completely invisible from the ground. Within minutes we can map out the entire roofline and upper siding from multiple angles, providing home buyers and insurance companies clear documentation they can trust
Moisture Meters are essential for locating high humidity levels inside walls, floors and ceilings, hidden water damage and leaks, allowing for remediation before further significant damage occurs.
Professional Electrical Inspection Equipment allows us to verify proper wiring, faulty circuitry, reveal hidden hazards and prevent electrical fires.
This testing confirms whether adequate safety systems are in place to protect occupants from severe electrical shocks or potential fatalities.
We employ additional advanced diagnostic equipment, including ambient humidity and air quality meters, laser levels, endoscopes, EMC and RF meters, gas leak detectors, sound meters, water pressure gauges and wall scanners.
How it works
2 - On-site inspection
3 - Detailed analysis of findings
4 - Report delivered 24-48 hours from time of inspection, the report includes the issues and the recommended solutions.
Follow-up consultations available.
NOTE: Our service does not end when the inspection is over.
We will remain available to you for ongoing support no matter how long it's been since the inspection.
Frequently Asked Questions
The ideal window for an inspection is right after your offer is accepted, but strictly before you sign the Promissory Contract (CPCV).
We strongly advise including a dedicated home inspection contingency clause in your initial agreement.
This legally grants you the right to renegotiate the purchase price—or walk away entirely with your deposit protected—should our survey uncover any major hidden defects.
Our detailed inspections leave no stone unturned.
We thoroughly evaluate every major system of the property, from the structural integrity of the foundation, roof, and siding, to the daily performance of the doors, windows, interior walls, ceilings, and flooring.
The climate and utility systems are covered too, including full checks on heating, cooling, electrical layouts, plumbing, and solar panel installations.
Beyond the main house, our service automatically includes garages, annexes, gazebos, and other detached structures.
We also inspect recreational amenities like pools, spas, and saunas.
Throughout the entire estate, we actively investigate and report on critical health and safety conditions—including dampness, mold, drainage, water management issues, safety hazards, and pest activity.
Our fees are tailored to each unique property and its location.
To receive a prompt quote please provide the link
to the property listing or the following details: square meters, number of bedrooms and bathrooms, any special features like pools, annexes, or outbuildings.
Also, a pin to the location or the street address.
We will promptly reply with a quote for the service.
We highly encourage you to attend the inspection, we can discuss any significant findings on-site.
Joining us gives you a unique opportunity to take a closer look at the home and ask any questions you might have during our complimentary walkthrough consultation.
You will walk away from the inspection with a clear understanding of the actual condition of the property.
Every inspection is conducted exclusively by
Michael P. Cervantes, CPI Certified Professional Inspector.
We strictly refuse to subcontract our services to junior inspectors or outside engineers ensuring that your future home gets the elite level of care it deserves.
This uncompromising standard is exactly why the top performers in the real estate industry trust us.
Your investment deserves undivided, expert attention.
We inspect one property at a time.
We protect one client at a time.
Absolutely.
New builds and recently renovated homes in Portugal are often the most deceptive because a flawless aesthetic finish can easily mask underlying structural execution errors.
While Portugal has strict energy standards, the structural reality is that the vast majority of real estate problems stem from poor contractor execution rather than building materials.
Missing ventilation systems, thermal bridges, and improperly sealed windows frequently lead to hidden moisture, toxic mold, and structural rot down the line.
Under the Portuguese Civil Code, new builds carry a 10-year structural warranty. However, buyers must formally notify builders within one year of discovering a hidden defect.
Our professional, independent inspection report creates an indisputable legal paper trail.
Usually, the builders, engineers and sellers are glad we stopped by to evaluate the property and shed light on details that can become problematic in the future.
Indeed.
Simply provide their contact information and we will make the necessary arrangements.
Alternatively, feel free to share our contact information with them to schedule the inspection.
Areas we cover
Nation Wide Coverage
We cover all mainland Portugal territory across all districts
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Aveiro
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Beja
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Braga
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Bragança
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Castelo Branco
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Coimbra
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Évora
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Faro
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Guarda
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Leiria
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Lisboa (Lisbon)
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Portalegre
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Porto
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Santarém
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Setúbal
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Viana do Castelo
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Vila Real
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Viseu
Client Reviews
"O trabalho do Michael é altamente recomendado. Os detalhes da sua inspeção são impressionantes. Pontual e muito criterioso realizou diversos trabalhos que ajudou meus clientes a decidirem prosseguir ou não com o negócio. O trabalho dele é 5 estrelas".
Dr. Oswaldo Castellano Neto -Attorney
"Michael stands alone in Portugal as the most professional and comprehensive property inspector".
Daniel J.P. -Attorney & Client
"We received some inspection reports carried out by your company on houses built by us, and we really liked the work presented.
We would like to come together to obtain a proposal to carry out an inspection of the new units to be built, before handing them over to customers".
-Prominent Builder Central Portugal
"Many thanks for the very helpful and extensive report. We have used the findings (particularly the pool retaining wall) to request a reduction from the owners of the selling price - successfully it seems, so it looks as if (barring unforeseen problems) we will be buying the house".
Ben H. -Client
"Thanks for the inspection.
You've saved us from making a bad purchase.
This place has way too many problems".
Scott G. -Returning Client
"I used Michael for my home inspection in Alcobaça and I heartily recommend his services. He is also an expat and speaks perfect English which is a nice bonus. I owned a real estate brokerage for 15 years in Santa Monica, California and I confidently state that his inspection was not just as thorough as those performed in California, if not more so. He gives a verbal report on the spot and his written reports are generated within a couple of days and are detailed with plenty of pictures. His pricing is about in line with what you would pay in the US for a quality detailed home inspection".
Michael G. -Client
"Thank you for such a thorough inspection and for saving me from purchasing a hazardous property".
Tania B. -Client
"The inspection was very extensive. In addition to visual inspection. There were sophisticated equipment which tested the electrical circuits , Water moisture in the walls as well as a drone to view the roof. The inspection report has photographs and videos of the inspection . Michael also speaks English and is aware of Portuguese and US standards. This is a big bonus"
Suresh Venkat Rao -Client
"A true professional who combines knowledge, expertise and a personal touch. We highly recommend Michael, he is great".
Clyde S. -Portugal The Place
"Just finished reading the inspection report. I have engaged other companies several times for inspection reports and this was, by far, the most detailed and informative report I have ever seen. Extremely organized and documented with pictures and videos. It did uncover issues we would not have been aware of otherwise, heavily recommend so you know what you’re getting into before going into your investment".
~Francisco A.R. -Client
"Michael is very professional and respectful.
The report was detailed and attention to significant issues were outlined clearly. This information enabled me to move forward with an offer on a house with confidence in knowing what areas needed attention but also what might be a fair market value overall".
Stephanie V. -Client
"After working in an infrastructure company for many years, DESCOBERTA DURADOURA lead by Michael, is by far the most professional inspectors I've met. Cannot recommend them enough. they have conducted the most thorough inspection I've ever seen."
Liam E. -Client
"Michael is always very quick to respond, communication is very easy and he does his job in a methodical manner that is only to be admired. This is the second time we have used his services for a project and we will be sure to call him again in the future. I highly recommend him. 10/10".
-Adeliina K. -eXp Portugal
"1. We would not buy a home without a home inspection.
2. We wouldn’t use anyone else!
3. An incredibly valuable service!".
Suzzette S. -Returning client
"Simply the best home inspection service available in Portugal. Thanks for providing such a fantastic and detailed service Michael.
My clients and I truly appreciate it.
Highly Recommend".
Marcello V. -Client´s agent ARYS
"We recently had our second home inspection with Michael, and once again, he exceeded our expectations. His work is incredibly thorough, professional, and detailed; every time we work with him, the experience just gets better. Michael takes the time to explain his findings clearly and ensures that nothing is overlooked. His attention to detail and commitment to quality give us great peace of mind. We highly recommend him to anyone looking for a reliable and meticulous home inspector".
Pavel C. -Client
"Excellent customer service and very thorough inspection particularly when done for customer overseas. Highly recommend".
Sheryll S. -Client
"Most thorough home inspection I’ve ever had. I was very pleased with the overall service. He was also personable and offered good advice regarding how to deal with any of the problems that he identified".
Jim R. -Client
"Professional, efficient and just genuinely nice people.
Every seller and estate agents worst nightmare when a buyer wants to instruct an inspection!
However, Michael and Rachel are positive and solution conscious.
I can highly recommend".
Kirsty R. -IAD Portugal
"Michael & Rachel's passion for their work, their attention to every detail, and knowledge of building construction & safety is phenomenal! We have worked with them several times and definitely would again. I highly recommend them for the most thorough, independent and thorough inspection of property".
Mike H. -Client
"Thank you so much for a very comprehensive, detailed report, we very much appreciate it - wish surveys here in England were as thorough!".
Alison & Bart H. -Clients
"Michael carried out a thorough and very detailed inspection with extraordinary professionalism. Nothing was left unchecked, and all deficiencies were carefully explained, some of them being of great importance for preventing future damage to the property. Friendliness, professionalism, and expertise are just some of the many qualities of the team. Definitely 5 stars. Thank you".
Lúcia C. -Client
"Michael and his colleague did an amazing job in assessing the place we were considering to buy. Everything that’s been checked and assessed was very thorough and complete. It truly showed how professional and detailed they were when we received the inspection report. Would recommend their services to everyone in need of a proper inspection!".
Mandy F. -Client
"Many thanks. Have bought several houses in the past and never had this level of detail in the inspection report. Many thanks".
~Jim R. -Client
"Michael and his team were very professional and thorough. His attention to detail during the inspection was evident. He consulted and advised me of updates throughout the inspection. Their final report was incredibly detailed and included aerial footage via drone, pictures and videos".
Simmon K. -Client
"Another very detailed report! For anyone purchasing property in Portugal - this service is highly recommended. The standard is as high as I would expect in my home country of Australia, although the individual care, detail and personalized insights that Michael shares makes his services truly exceptional".
Allison P. -Client
"He was extremely fast in responding, was able to do the inspection within a week, and we had the report two days after the inspection was completed. It was extremely thorough. It was over 140 pages and uncovered multiple issues that we would not have been able to find in a walk-through. Highly recommend and we will be using them again for our next house purchase".
Karine B. -Client
"Extremely professional, very friendly and above all, provided extremely valuable information about our house - exceeded all our expectations! I highly recommend Michael"!
Paulo M. -Client
Brokerages that trust our inspections
Engel & Völkers
ReMax
Century 21
Keller Williams
All Names, and brands are property of their respective owners. Use of these names does not imply endorsement.
Coldwell Banker
EXP Realty
IAD Portugal
Zome Portugal
Algarve Manta Properties
INRID Investimentos
Brightman Group Luxury
BelaSerra
Paginas e Episodios
Exclusive Homes Portugal
Casas Lusas
VIVAS Imobilaria
My Portugal Real Estate
ARYS
Predimed Imobilaria
Private Luxury Real Estate
UNU Grupo Confianca
About Us
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HOME INSPECTIONS OF PORTUGAL
is an independent building inspection company in Portugal.
We carry out technical inspections of residential and commercial properties throughout the country.
We have performed thousands of residential and commercial property inspections across Portugal.
Our professional, detailed reports are trusted and requested by attorneys, home buyers, brokers, engineers, investors, and insurance firms.
Our reports are often used to litigate or mitigate disputes.