The regulatory calendar is running. The market infrastructure is not keeping up.

Effective January 2024. Eliminated mandatory municipal verification at point of sale. Transfers all undisclosed defect liability to the buyer at the escritura (deed of sale). For buyers — foreign and domestic — this means the inspection and due diligence they conduct before signing is now the only protection they have.

Portugal's transposition deadline is 29 May 2026. Class G properties are already banned from new rental contracts from January 2026. Renovation passports become mandatory by May 2026. An estimated 35.8% of Portuguese buildings need restoration work (INE Census 2021).

APEG — the body that previously certified gas inspection companies — dissolved on 31 December 2025. An estimated 50–60% of properties requiring mandatory gas inspections under DL 97/2017 are not currently compliant. Pre-2018 installations must have their first inspection completed by 26 August 2028 (DGEG).