Book a physical inspection
The registry says one thing. The building says another. Only a physical inspection resolves the difference.
A physical inspection confirms what the documents do not show. InspectOS is an inspection company, separate from RealOS.
Physical Inspection via InspectOS
Enter a property address to check inspection availability and book an independent licensed engineer or architect.
Coming soon
Tool in development
This tool is not available yet. The content below is informational and describes what it will measure when launched — not real results for your property or area.
Physical inspections are not standard practice in Portugal the way they are in the UK or US. Most buyers sign a CPCV based on viewings and a solicitor's document check. What a physical inspection adds is the condition assessment that no registry can provide: damp behind walls, structural movement, defective wiring, a roof due for replacement in two years.
When the buyer or their lawyer see works still to confirm, a low energy class, a pre-1975 building, a recent renovation, or a rural quinta, a physical inspection stops being optional.
InspectOS inspection types
Physical verification of licensed vs actual floor area. Visual assessment of works that may not be covered by the existing Licença de Utilização. Simplex regularisation risk assessment under DL 10/2024. Carried out by a licensed architect. Full building exterior and accessible interior. Report within 3 working days.
Full structural assessment by a licensed civil or structural engineer. Covers foundation condition, load-bearing walls, roof structure, visible evidence of seismic movement or settlement, and a seismic risk profile for the property's location. Portugal sits on an active seismic zone — pre-1975 buildings were not designed to current seismic standards.
For buyers purchasing with a renovation intent. A condition-based assessment with a priority-ordered list of required works, estimated costs by trade, and an efficiency upgrade pathway based on the current energy class and certificate recommendations. Produced by an architect, with structural engineer input where required.
When to ask for an inspection
- Documents that do not match — area, licence or description differ between the Caderneta, the Licença and the building.
- Works still to confirm — extensions, enclosures or alterations the licence may not cover.
- Pre-1975 construction — a structural check is worth requesting.
- Energy class E, F, or G — plan efficiency works; note recommended measures on the certificado energético
- Rural quinta or moradia — Registry data less reliable; condition varies significantly
- Recent renovation claimed — Inspection confirms whether quality justifies the asking price premium
The answers below describe what this tool will do when launched. It is not available yet.