Book a physical inspection
The registry says one thing. The building says another. Only a physical inspection resolves the difference.
homeOS identifies risk from government data. InspectOS — a completely independent inspection company staffed by licensed engineers and architects — verifies it on the ground. If your Property Risk Score is below 60, a physical inspection is the logical next step.
Physical Inspection via InspectOS
Enter a property address to check inspection availability and book an independent licensed engineer or architect.
InspectOS (inspectos.pt) is an independent property inspection marketplace — a completely separate company from homeOS, staffed by licensed engineers and architects. homeOS identifies risks in government registries; InspectOS physically verifies them on site. When you book through homeOS, your Property Risk Score report is shared with the assigned inspector in advance so the inspection is targeted to the specific flags identified — not a generic walkthrough.
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.
For properties where the AIRCS flags a building compliance issue (L2), an energy concern (L3), or where the property is pre-1975, has been recently renovated, or is a rural quinta, the physical inspection is not optional — it is the essential next step.
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 EPBD 2030 energy upgrade pathway. Produced by an architect, with structural engineer input where required.
When homeOS automatically recommends an inspection
- Property Risk Score below 60 — Any amber or red band score triggers the recommendation
- L2 flag — building compliance — Area discrepancy detected; physical verification needed
- Pre-1975 construction — Pre-seismic code; structural check recommended regardless of score
- EPBD Classe E, F, or G — Retrofit required by 2030; Renovation Passport recommended
- Rural quinta or moradia — Registry data less reliable; condition varies significantly
- Recent renovation claimed — Inspection confirms whether quality justifies the asking price premium
Sample booking output
Frequently asked questions
The registry identifies the risk. The inspection confirms it.
homeOS flags it. InspectOS verifies it. If your Property Risk Score is below 60, book the inspection before you sign the CPCV.