You’ve found what seems to be the perfect apartment in Lisbon, your offer has been accepted, and you’re one step closer to your dream. Then the inspection report lands on your desk. It’s filled with terms like 'rising damp', 'structural cracking', or 'non-compliant electricals'. This is a heart-sinking moment for any buyer, but it is not the end of the road. In Portugal, where sellers are not legally required to disclose defects, a thorough inspection is a non-negotiable part of due diligence. When you encounter property inspection problems in Lisbon, Portugal, what you do next is critical. This is the moment where having the right team of professionals can save you from a bad investment or help you secure your dream home on much better terms.

Quick Answer

If an inspection finds problems before you've signed the CPCV (promissory contract), you have three options: walk away, ask the seller to fix the issues, or renegotiate the price. To renegotiate effectively, you must get cost estimates for the repairs from qualified professionals. Your lawyer will then lead the negotiation.

Key Facts

• In Portugal, the burden of discovering defects is on the buyer (*caveat emptor*).
• Always conduct inspections *before* signing the binding CPCV.
• Common issues in Lisbon include damp, outdated wiring, and structural issues in older buildings.
• A general home inspection is the first step; a specialized report from a structural engineer may be needed for serious issues.
• To renegotiate, you need a formal report and cost estimates from constructors.
• Legal issues, like a missing habitation license, are red flags that your lawyer must address immediately.
• Walking away is often the smartest move if issues are too severe or the seller is unwilling to negotiate.

Detailed Explanation

Step 1: Assess the Severity - Not All Problems Are Equal

The first step is to understand the report. An inspection report can seem daunting, but the issues fall into different categories of severity. Minor cosmetic issues are to be expected, especially in older properties. The real concern lies with major defects. These include:

• Structural Issues: Significant cracks, foundation problems, or compromised roof structures. These are the most serious and costly problems. A general inspector will flag these, but you must then get a detailed structural engineer report in Lisbon to understand the full scope and cost.
• Systemic Failures: This includes completely outdated electrical or plumbing systems that require a full replacement. These are expensive and disruptive repairs.
• Widespread Damp or Mold: While minor damp can be managed, extensive issues can indicate serious underlying problems with the building's envelope and can be very costly to resolve.
• Legal and Licensing Discrepancies: The inspection should be paired with your lawyer's due diligence. If the property's registered size doesn't match reality, or if it's missing a valid *Licença de Utilização* (Habitation License), this is a major legal red flag.

Your pre-purchase inspector will help you differentiate between minor upkeep and major deal-breakers.

Step 2: Quantify the Cost - Turn Problems into Numbers

Once you understand the problems, you need to translate them into euros. This is the most critical step for any negotiation. A vague report about 'damp issues' is not a strong negotiating tool. A detailed quote from a certified Portuguese remodeling company or constructor for €15,000 to install a new damp-proof course and repair the damage is. For each major issue identified in the inspection, you should get at least one, preferably two, written quotes from qualified professionals. This turns a subjective problem into an objective cost, forming the basis of your negotiation. This process is a key part of ensuring good property quality.

Step 3: The Negotiation - Your Lawyer Takes the Lead

Armed with your inspection report and cost estimates, it's time to decide on your strategy. This is a decision you make with your real estate lawyer. Your options are:

1. Request a Price Reduction: This is the most common approach. Your lawyer will formally present the findings and quotes to the seller's lawyer and request a reduction in the purchase price equal to the cost of repairs.
2. Request the Seller to Perform Repairs: You can ask the seller to fix the problems before the final sale. This can be risky, as you have no control over the quality of the work. If you choose this route, the CPCV must be amended to include specific, verifiable standards for the repairs.
3. Walk Away: If the problems are too extensive, or if the seller is completely unwilling to negotiate, the only sensible option is to walk away. This is painful, but far less painful than being saddled with a property that requires endless, costly repairs. This is why you must not have a signed CPCV after inspection problems are known.

The process of renegotiating the price after a survey in Lisbon is a formal legal step, not an informal chat with the real estate agent.

Common Questions

What if the seller offers to fix the problem 'off the books'?
Never accept this. All repairs must be formally agreed upon and documented by the lawyers. Unofficial repairs leave you with no recourse if the work is substandard.

The agent says the problem is 'normal for an old building'. Should I accept this?
While some wear and tear is normal, do not let an agent dismiss potentially serious issues. Trust the independent report from your inspector and engineer. The agent's job is to sell the property; your inspector's job is to protect you.

Can I make my offer conditional on a satisfactory inspection?
Yes, but in a competitive market like Lisbon, offers without conditions are often preferred by sellers. The safer route is to conduct the inspection immediately after your offer is verbally accepted, but before you proceed to the binding CPCV.

What This Means for Buyers

A bad inspection report is not a disaster; it's an invaluable information tool that gives you power. Here is your action plan:

• Stay Calm and Objective: Don't let emotion cloud your judgment. Look at the issues and the costs objectively.
• Trust Your Team: Rely on the advice of your independent lawyer, inspector, and engineer. They are your advocates.
• Be Prepared to Walk Away: Your strongest negotiating position is your willingness to cancel the deal if the terms are not right.
• Document Everything: Ensure all communications, reports, quotes, and agreements are in writing and handled by your lawyer.

Related Professionals in Lisbon

When you face home inspection issues in Lisbon, you need a specialized team from our directory:

• Home Inspectors: Your first line of defense. They provide the initial comprehensive report that identifies potential problems.
• Civil Engineers: For urgent help with serious issues like cracks or foundation concerns, you need their specialized analysis. A formal structural engineer report in Lisbon is essential for major problems.
• Real Estate Lawyers: They are the quarterback of your response team. They interpret the legal implications of the report and lead all negotiations with the seller.
• Constructors: Provide the detailed, written quotes for repairs that are the foundation of your negotiating strategy.

Update Log

November 5, 2025: Added information on the risks of sellers offering 'off the books' repairs.
August 1, 2025: Clarified the difference in roles between a general home inspector and a specialized structural engineer.