Risk-check before buying property in Lisbon
Use this checklist to identify key risks before signing the CPCV or deed. Answer the questions honestly and receive a clear analysis of the level of attention needed for each area.
Quick checklist summary
- Documents: licença de utilização, caderneta predial, certidão permanente
- Consistency: usable area/layout vs what documents state
- Condominium: minutes, debts, planned works, condition of common areas
- Damp/mold: stains, smell, condensation, cold exterior walls
- Systems: electrics, plumbing, drains (age and warning signs)
- Works: scope, complexity, and whether permits/communications may be needed
How this checklist works
How this checklist works
What this tool does
- Groups questions by area: documents, building/condominium, damp/systems, works, and deal red flags
- Assigns risk points to uncertain or problematic answers
- Normalizes the result to a simple 0–100 score
- Highlights the top 5 contributors that raised the score
- Generates tailored next steps based on your answers
- Lets you edit answers and rerun instantly
- Helps you prepare document requests and questions for the seller/agent
Red flags
- • Missing core documents or vague answers
- • Clear damp/mold signs with no explanation
- • Pressure to sign before you can verify basics
Interactive checklist: assess your risk in 5 minutes
Answer the questions below to get a personalized analysis
Is the usage license (licença de utilização) available and consistent?
Have the caderneta predial and certidão permanente been provided?
Do the area and layout match the documents (no significant discrepancies)?
Has an independent technical inspection been done (or planned)?
Documents to request (due diligence checklist)
In many property purchases, risk comes from missing paperwork or mismatches between the property you see and what the documents describe. A solid due diligence checklist focuses on requesting the right documents early and checking consistency.
Documents to request (due diligence checklist)
- Licença de utilização (or equivalent proof of lawful use)
- Caderneta predial (tax record, VPT, description)
- Certidão permanente (ownership, charges/encumbrances, registrations)
- Any available floor plans and consistency with the current layout
- Unit identification (fração) and common area allocation (where applicable)
- Evidence of no relevant outstanding debts (when applicable)
- If tenanted: rental contract terms and documentation
- If alterations are visible: confirm regularization/approval status
- Keep requests and replies in writing (email trail)
Red flags
- • «We don't have it right now, sign first»
- • Large area/layout discrepancies across sources
- • Refusal to share basic records early
Building and condominium condition
In older buildings, the condition of common areas and how the condominium is managed can matter as much as the apartment itself. A building condition checklist helps you spot potential future costs and maintenance issues.
What to check
- Facade, roof, stairwell/entry condition (visible deterioration)
- Signs of water intrusion in common areas/top floor (if relevant)
- Lift condition and expected maintenance costs (if any)
- Condominium meeting minutes (atas) and decision history
- Planned works and funding approach
- Outstanding condominium debts and collection discipline
- Recent works: what was done vs what remains
- General building hygiene and damp signs in stairs/garage
- Practical building rules that can affect renovations
Red flags
- • Major works hinted at, but no plan or budget clarity
- • High debts and poor transparency
- • Recurrent water intrusion signs in common areas
Damp and mold: warning signs
Damp and mold are common in older properties and can point to leaks, thermal bridges, or poor ventilation. A good damp/mold check looks for patterns, asks the right questions, and avoids being reassured by a freshly painted wall.
Signs to look for
- Persistent musty smell in closed rooms
- Stains, peeling paint, salt marks, swollen baseboards
- Frequent condensation on windows and cold exterior walls
- Bathrooms without proper ventilation (window/extractor)
- Kitchen: signs behind cabinets, around sink and plumbing lines
- Ceilings/corners: dark halos, repeating crack patterns
- Top-floor units and exterior walls: higher attention
- Ask about past leaks and what repairs were done
- Consider a damp-focused inspection when signs appear
Red flags
- • «Just paint over it» without diagnosis
- • Fresh staining on exterior walls/ceilings
- • Mold visible in multiple rooms
Renovation scope and permits
Renovation risk is largely driven by scope and complexity: what you change, where you change it, and whether approvals may be needed. Before buying, clarify the scope and identify any layout shifts, system upgrades, and permit uncertainty.
What to evaluate
- Classify scope: cosmetic vs medium renovation vs full renovation
- Layout changes: moving kitchens/plumbing increases complexity
- Structural-sensitive works: require more validation and planning
- Systems condition: electrics, plumbing, drains
- Whether permits/communications may be required for the scope
- Building/condominium rules for works (hours, access, restrictions)
- Materials lead times and sequencing
- Responsibility clarity: who coordinates, supervises, signs off
- Define a fallback «minimum scope» if surprises appear
Red flags
- • «We'll decide during works» with no baseline scope
- • Structural intentions without preliminary assessment
- • Underestimating older-building constraints
Red flags: warning signs not to ignore
Sometimes the biggest risk isn't the property — it's the process: urgency pressure, vague answers, and unclear terms. A strong property purchase risk check includes transparency and consistency because it affects your ability to verify before signing.
Points to watch
- Pressure to sign CPCV before documents are reviewed
- Last-minute changes in terms or versions
- Vague answers to direct questions (damp, works, debts)
- Verbal assurances with no written confirmation
- Unclear reservation/deposit terms
- Missing deadlines, responsibilities, or deliverables
- Inconsistencies between listing, viewing, and documents
- Difficulty arranging a second viewing/technical visit
- Lack of clarity around occupancy/tenancy (if applicable)
Red flags
- • «Sign now, we'll send papers later»
- • Repeated shifting conditions
- • Avoidance around areas, lawful use, or leak history
How to interpret your results
The 0–100 score helps you prioritize actions: higher scores usually mean more unknowns or practical risk. The most valuable output is the «why»: your top contributors and a next-steps checklist to reduce uncertainty before you move forward.
How to use your result
- Start with the top contributors and address the highest-impact items first
- Request missing documents and verify consistency across records and reality
- If damp risk is high: focus on ventilation/leak patterns and consider a damp check
- If building/condo risk is high: request minutes, planned works, and debt clarity
- If renovation risk is high: define scope and map permit uncertainty early
- If deal red flags appear: slow down and require written clarifications
- Re-run the checklist after new info (second visit, new documents)
- Use the next steps list as your question script
Red flags
- • Treating the score as «truth» without addressing the contributors
- • Proceeding without basic document verification
- • Signing under pressure without time to check
Indicative tool — not a substitute for legal advice or a technical inspection.