Dreaming of renovating a stone monte in the Alentejo or adding a rooftop terrace to your Viseu apartment? Portugal offers lots of opportunities for property renovation and improvement—but for expats unfamiliar with the local market, hiring a reliable builder can be a roll of the dice. From language barriers to different legal norms, it's important to go in informed so you don’t get scammed or stuck with subpar work.
Here’s what you need to know to hire a builder in Portugal—successfully and safely.
1. Start with Recommendations
Word of mouth is your best friend. Ask neighbors, expat Facebook groups, or real estate agents for builders they’ve worked with. If you’re in a rural area, the local Câmara Municipal (town hall) or junta office may have names of reputable contractors. Avoid relying solely on Google searches or Facebook ads without verified reviews.
2. Ask for the Alvará
A legitimate builder in Portugal must be licensed and registered with the Instituto dos Mercados Públicos, do Imobiliário e da Construção (IMPIC). Ask for their alvará (license number) and verify it at www.impic.pt. This ensures they are qualified for the type of work you’re hiring them to do.
3. Get Multiple Quotes—and Get Them in Writing
Always seek at least three itemized quotes (orçamentos) for comparison. These should include labor, materials, timeline, and VAT (IVA taxes). Be wary of vague estimates or anyone who won’t commit to a written contract. And, ask to see finished projects in person, to see the quality if their work.
4. Use a Written Contract (and Translate It)
Contracts are not just a formality—they protect you. Make sure the scope of work, costs, payment schedule, timeline, and penalties for delay are clearly outlined. If the contract is in Portuguese, have it professionally translated before you sign. You can also have a lawyer review it—especially for big reno jobs.
5. Avoid Paying Everything Upfront
It’s normal in Portugal to pay a deposit—often around 10-30%—before work begins. But never pay the full amount or even half upfront. Agree on staged payments tied to milestones: start date, midway check-in, and project completion.
6. Document Everything
Take before-and-after photos, keep receipts, and save all written communications. If something goes wrong, you’ll want a clear paper trail. Using email or messaging apps like WhatsApp (widely used in Portugal) is acceptable, but always back up important messages.
7. Consider Using an Architect or Project Manager
For major renovations, it’s wise to hire a local architect or licensed project manager (fiscal de obra) who can oversee the builder and ensure the work meets local building codes. They can also act as a buffer if language or cultural differences arise. Be aware of the jack of trades, as they can get slowed down, or may not have skill for everything (as in roofing)
8. Know the Red Flags
Watch out for:
Pressure to pay in cash or without a receipt (this can void any recourse).
Builders who seem evasive about paperwork or references.
A price that seems too good to be true—it usually is. And, not collecting VAT is a red flag, too.
Constantly shifting timelines without explanation.
9. Check Insurance and Liability
A reputable builder should carry civil liability insurance (seguro de responsabilidade civil) in case of accidents or property damage. Ask to see a copy of their policy.
10. Be Patient—and Present
Things often move slower in Portugal than you may be used to, especially in August when much of the country goes on holiday. Build in buffer time and try to check in on-site regularly. If you’re abroad, appoint a trusted local contact to monitor progress.