Portugal Moves Toward Seismic Safety Certification for Buildings
The Portuguese government is formally considering a proposal that would establish a new framework for seismic protection in the country, including the potential creation of mandatory certificates attesting to the structural and anti-seismic quality of buildings. The announcement came from Margarida Corrêa de Aguiar, the outgoing president of the Authority for the Supervision of Insurance and Pension Funds (ASF), who confirmed that a detailed proposal has been delivered to the Ministry of Finance for review.
The proposed legislation aims to address what Corrêa de Aguiar described as significant "protection gaps" related to natural disasters. The core of the plan involves two main components: a national fund to provide financial coverage in the event of a major earthquake and a system of building certifications. This latter element would require properties to be officially assessed and certified for their structural resilience, a measure that would have far-reaching consequences for the real estate and construction sectors.
According to the proposal documents, the implementation timeline would be phased, with new constructions being the first to require the certification upon completion. A subsequent phase would address existing buildings, likely requiring certification at the point of sale or during major renovations. The effective date for the first phase is tentatively projected for early 2027, pending legislative approval.
This new regulation would affect all property owners, developers, and buyers across Portugal. For developers, it will necessitate adherence to stricter building codes and potentially higher construction costs to meet the anti-seismic standards. For owners of existing properties, particularly older ones in historic areas like Lisbon's Baixa or Alfama, it could mean significant investment in structural retrofitting to obtain the certificate needed for a future sale.
To comply, property owners would need to hire certified structural engineers to conduct a thorough assessment of their building. The process would involve analyzing the original construction plans, inspecting the building's structural components, and performing stress tests. Based on the findings, the engineer would issue a certificate with a rating, or a report detailing the necessary upgrades to achieve compliance. The estimated cost for such an assessment for a standard residential apartment building in Lisbon is projected to be between €3,000 and €7,000.
Failure to secure a certificate for a property being sold after the law's implementation could result in the transaction being legally blocked or subject to significant fines, which sources suggest could be as high as 10% of the property's fiscal value. The government's rationale is to create a transparent and safer property market, reducing risks for buyers and financial institutions.
The real estate industry has reacted with a mix of apprehension and cautious optimism. The Association of Civil Engineers has publicly supported the measure, with its president, Fernando de Almeida, stating, "This is a long-overdue step to align Portugal with international best practices in seismic safety, similar to standards in Italy and Japan. It will enhance the quality and security of our national building stock." In contrast, the Portuguese Association of Real Estate Developers and Investors (APPII) has expressed concerns about the potential financial burden on owners and the risk of slowing down the market. "While we support safety, the implementation must be gradual and accompanied by fiscal incentives for renovations," an APPII spokesperson noted.
Legal professionals are already analyzing the implications. "This will fundamentally change property due diligence," said a lawyer from a leading Lisbon firm. "Buyers' lawyers will now have to scrutinize seismic certificates just as they do with energy performance certificates. It adds a critical layer of legal and technical verification to every transaction."
The government has indicated that it is exploring the creation of a credit line with state-backed guarantees to help homeowners finance the required structural upgrades. This financial support would be crucial for ensuring the widespread adoption of the new standards without placing an excessive burden on individual families. Further details on these support mechanisms are expected to be announced as the legislative process moves forward.
The Ministry of Infrastructure is expected to work with the National Laboratory for Civil Engineering (LNEC) to define the precise technical standards and methodologies for the certification process. A public consultation period is anticipated in the first half of 2026, where stakeholders from the construction, real estate, and insurance sectors will be invited to provide feedback on the draft legislation.
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