{"id":5714,"date":"2026-10-17T14:31:45","date_gmt":"2026-10-17T13:31:45","guid":{"rendered":"https:\/\/araujoassociados.pt\/real-estate-law\/construction-defects\/"},"modified":"2026-10-17T14:31:45","modified_gmt":"2026-10-17T13:31:45","slug":"construction-defects","status":"publish","type":"post","link":"https:\/\/araujoassociados.pt\/en\/real-estate-law\/construction-defects\/","title":{"rendered":"Construction Defects in Portugal &#8211; Guarantees and Time Limits for Claims"},"content":{"rendered":"\t\t<div data-elementor-type=\"wp-post\" data-elementor-id=\"5714\" class=\"elementor elementor-5714 elementor-5713\" data-elementor-post-type=\"post\">\n\t\t\t\t<div class=\"elementor-element elementor-element-1469796 e-flex e-con-boxed e-con e-parent\" data-id=\"1469796\" data-element_type=\"container\" data-e-type=\"container\" data-settings=\"{&quot;background_background&quot;:&quot;classic&quot;}\">\n\t\t\t\t\t<div class=\"e-con-inner\">\n\t\t\t\t<div class=\"elementor-element elementor-element-7667e3b animated-slow elementor-widget__width-inherit elementor-invisible elementor-widget elementor-widget-text-editor\" data-id=\"7667e3b\" data-element_type=\"widget\" data-e-type=\"widget\" data-settings=\"{&quot;_animation&quot;:&quot;fadeInUp&quot;}\" data-widget_type=\"text-editor.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t\t\t\t\t<p>Anyone who buys a new property, or has a property built, renovated or repaired, is protected by legal guarantees in the event of construction defects. The applicable time limits vary according to whether the defect is structural or not, and according to whether or not the relationship in question is a consumer relationship, this distinction being essential to know which time limit applies in each specific situation. This article forms part of the <a href=\"https:\/\/araujoassociados.pt\/en\/real-estate-law\/\">Real Estate Law<\/a> area of Ara\u00fajo &amp; Associados.<\/p>\n<h2>Two applicable regimes: construction contract and consumer relationship<\/h2>\n<p>Two regimes of guarantee for construction defects coexist in Portugal, and it is important to distinguish between them:<\/p>\n<ul>\n<li>The general regime of the construction contract (<em>contrato de empreitada<\/em>), provided for in the Civil Code, typically applicable when the client (<em>dono de obra<\/em>) contracts a contractor directly to build, modify or repair a property, where both parties are professionals;<\/li>\n<li>The consumer regime, provided for in Decree-Law No. 84\/2021 of 18 October, in force since 1 January 2022, applicable where the purchaser of the property is a consumer and the counterparty (seller or developer) acts within the scope of their professional activity &#8211; the typical situation when buying a new home from a property developer.<\/li>\n<\/ul>\n<p>The regime that applies does not depend on the will of the parties, but on the nature of the relationship in question, so correctly characterising the specific situation is the first step before making any claim.<\/p>\n<h2>General regime of the Civil Code (construction contract)<\/h2>\n<p>Under Article 1225 of the Civil Code, applicable to buildings and other properties intended by their nature to be long-lasting, the contractor is liable for defects in the ground or the construction, for errors of execution, or where the work presents defects, with the client&#8217;s rights being subject to three time limits that operate in an articulated manner:<\/p>\n<ul>\n<li><strong>Guarantee period<\/strong> &#8211; the defect must appear within five years from delivery of the works, or within the guarantee period agreed between the parties, if different;<\/li>\n<li><strong>Notification period<\/strong> &#8211; once the defect is detected, the client must notify the contractor of it within one year from becoming aware of the defect, on pain of the right lapsing;<\/li>\n<li><strong>Period for bringing proceedings<\/strong> &#8211; once notification has been given in good time, the client must exercise the right in court within one year following notification.<\/li>\n<\/ul>\n<p>This regime also applies to the seller of a property who built, modified or repaired it, and extends to third-party purchasers of the property, and not only to the original client.<\/p>\n<h2>Consumer regime (Decree-Law No. 84\/2021)<\/h2>\n<p>Where the purchaser of the property or the client is a consumer and the counterparty is a professional &#8211; for example, when buying a unit from a property developer, the more favourable regime of Decree-Law No. 84\/2021 applies, which provides for two distinct guarantee periods depending on the nature of the defect:<\/p>\n<ul>\n<li>Ten years for lack of conformity relating to structural building elements of the property;<\/li>\n<li>Five years for all other lack of conformity.<\/li>\n<\/ul>\n<p>Unlike the general regime of the Civil Code, this regime does not require the consumer to notify the defect within a set period from becoming aware of it; it requires, rather, that the rights be exercised within three years from the date on which the lack of conformity was notified to the professional, on pain of lapse (Article 25(1)).<\/p>\n<p>Moreover, throughout the guarantee period (five or ten years, depending on the type of lack of conformity), a lack of conformity that appears during that period is presumed to have existed at the date of delivery of the property, and it is for the professional to prove otherwise &#8211; except where such a presumption is incompatible with the nature of the thing or with the characteristics of the lack of conformity (Article 23(4)).<\/p>\n<h2>What are structural building elements<\/h2>\n<p>The distinction between structural and non-structural defects is decisive in determining whether the ten-year or the five-year period applies. Structural building elements are typically considered to be those that form part of the structure of the building and whose lack of conformity compromises the safety or solidity of the construction, such as foundations, structural walls, roofs, slabs and supporting elements.<\/p>\n<h2>Rights in the event of a defect<\/h2>\n<p>Where there is a defect covered by the regime of Decree-Law No. 84\/2021, the consumer is entitled, at their choice and without any legally imposed hierarchy between them, to repair of the property, its replacement (where applicable), a proportionate reduction in price, or termination of the contract &#8211; unless the option sought proves impossible or constitutes an abuse of rights. Repair or replacement must be carried out within a reasonable period, taking into account the nature of the lack of conformity.<\/p>\n<h2>How to claim for construction defects<\/h2>\n<p>Once a defect is detected, notification must be given by communication to the contractor, seller or developer, preferably in writing and with a record of the date, so as to preserve evidence that the applicable legal time limits have been complied with. Wherever possible, photographic or expert evidence of the defect and its impact should be produced, especially where the origin or seriousness of the problem may be contested. Where the response from the contractor, seller or developer is not satisfactory, court proceedings should be considered within the applicable lapse periods, which, as stated, run regardless of any negotiation under way.<\/p>\n<h2>Construction defects and other related matters<\/h2>\n<p>Construction defects are sometimes associated with other issues in the process of acquiring or building a property, such as delays in delivery of the works, dealt with in the article <a href=\"https:\/\/araujoassociados.pt\/en\/real-estate-law\/construction-delays\/\">Delays in the works &#8211; rights of the client<\/a>, or clauses of the preliminary contract of sale relating to inspections and conditions prior to the deed, described in the article <a href=\"https:\/\/araujoassociados.pt\/en\/real-estate-law\/preliminary-contract-sale\/\">Preliminary contract of sale &#8211; what you need to know<\/a>. For foreign investors who acquire a new property in Portugal, these guarantees apply on the same terms as for residents, and the considerations described in the article <a href=\"https:\/\/araujoassociados.pt\/en\/real-estate-law\/foreign-investor-property\/\">Foreign investor &#8211; buying property in Portugal<\/a> are relevant.<\/p>\n<h2>About Ara\u00fajo &amp; Associados<\/h2>\n<p>Established in 1980, with offices in Porto and Lisbon, Ara\u00fajo &amp; Associados supports clients commissioning works and property purchasers in claims for construction defects, providing legal advice in Portuguese, English, French, German and Spanish.<\/p>\n<h2>Frequently asked questions about construction defects<\/h2>\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t<div class=\"elementor-element elementor-element-646d2fd e-con-full e-flex e-con e-parent\" data-id=\"646d2fd\" data-element_type=\"container\" data-e-type=\"container\" data-settings=\"{&quot;background_background&quot;:&quot;classic&quot;}\">\n\t\t\t\t<div class=\"elementor-element elementor-element-9faa445 elementor-widget elementor-widget-eael-adv-accordion\" data-id=\"9faa445\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"eael-adv-accordion.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t            <div class=\"eael-adv-accordion\" id=\"eael-adv-accordion-9faa445\" data-scroll-on-click=\"yes\" data-scroll-speed=\"300\" data-custom-id-offset=\"120\" data-accordion-id=\"9faa445\" data-accordion-type=\"accordion\" data-toogle-speed=\"300\">\n            <div class=\"eael-accordion-list\">\n\t\t\t\t\t<div id=\"faq-1\" class=\"elementor-tab-title eael-accordion-header\" tabindex=\"0\" data-tab=\"1\" aria-controls=\"elementor-tab-content-1671\"><h3 class=\"eael-accordion-tab-title\">How long do I have to claim for defects in a new house bought from a developer?<\/h3><span class=\"fa-toggle fa-toggle-svg eaa-svg\"><svg xmlns=\"http:\/\/www.w3.org\/2000\/svg\" fill=\"#000000\" width=\"800px\" height=\"800px\" viewBox=\"0 0 256 256\" id=\"Flat\"><path d=\"M128,180a3.98881,3.98881,0,0,1-2.82861-1.17139l-80-80.00024a4.00009,4.00009,0,0,1,5.65722-5.65674L128,170.34326l77.17139-77.17163a4.00009,4.00009,0,0,1,5.65722,5.65674l-80,80.00024A3.98881,3.98881,0,0,1,128,180Z\"><\/path><\/svg><\/span><\/div><div id=\"elementor-tab-content-1671\" class=\"eael-accordion-content clearfix\" data-tab=\"1\" aria-labelledby=\"faq-1\"><p>If the purchase amounts to a consumer relationship, Decree-Law No. 84\/2021 applies: ten years for structural defects, five years for the rest, with a period for exercising the right of three years from notification of the defect to the professional.<\/p><\/div>\n\t\t\t\t\t<\/div><div class=\"eael-accordion-list\">\n\t\t\t\t\t<div id=\"faq-2\" class=\"elementor-tab-title eael-accordion-header\" tabindex=\"0\" data-tab=\"2\" aria-controls=\"elementor-tab-content-1672\"><h3 class=\"eael-accordion-tab-title\">What if I contracted a builder directly to build my house?<\/h3><span class=\"fa-toggle fa-toggle-svg eaa-svg\"><svg xmlns=\"http:\/\/www.w3.org\/2000\/svg\" fill=\"#000000\" width=\"800px\" height=\"800px\" viewBox=\"0 0 256 256\" id=\"Flat\"><path d=\"M128,180a3.98881,3.98881,0,0,1-2.82861-1.17139l-80-80.00024a4.00009,4.00009,0,0,1,5.65722-5.65674L128,170.34326l77.17139-77.17163a4.00009,4.00009,0,0,1,5.65722,5.65674l-80,80.00024A3.98881,3.98881,0,0,1,128,180Z\"><\/path><\/svg><\/span><\/div><div id=\"elementor-tab-content-1672\" class=\"eael-accordion-content clearfix\" data-tab=\"2\" aria-labelledby=\"faq-2\"><p>In that case the general regime of Article 1225 of the Civil Code applies, as a rule: a five-year guarantee from delivery, notification of the defect within one year of becoming aware of it, and court action, as a rule, in the year following notification.<\/p><\/div>\n\t\t\t\t\t<\/div><div class=\"eael-accordion-list\">\n\t\t\t\t\t<div id=\"faq-3\" class=\"elementor-tab-title eael-accordion-header\" tabindex=\"0\" data-tab=\"3\" aria-controls=\"elementor-tab-content-1673\"><h3 class=\"eael-accordion-tab-title\">What counts as a structural defect for the purposes of the ten-year period?<\/h3><span class=\"fa-toggle fa-toggle-svg eaa-svg\"><svg xmlns=\"http:\/\/www.w3.org\/2000\/svg\" fill=\"#000000\" width=\"800px\" height=\"800px\" viewBox=\"0 0 256 256\" id=\"Flat\"><path d=\"M128,180a3.98881,3.98881,0,0,1-2.82861-1.17139l-80-80.00024a4.00009,4.00009,0,0,1,5.65722-5.65674L128,170.34326l77.17139-77.17163a4.00009,4.00009,0,0,1,5.65722,5.65674l-80,80.00024A3.98881,3.98881,0,0,1,128,180Z\"><\/path><\/svg><\/span><\/div><div id=\"elementor-tab-content-1673\" class=\"eael-accordion-content clearfix\" data-tab=\"3\" aria-labelledby=\"faq-3\"><p>As a rule, the elements that form part of the structure of the building and whose lack of conformity compromises its safety or solidity, such as foundations, structural walls, roofs or slabs. Whether a specific defect qualifies should be assessed case by case.<\/p><\/div>\n\t\t\t\t\t<\/div><div class=\"eael-accordion-list\">\n\t\t\t\t\t<div id=\"faq-4\" class=\"elementor-tab-title eael-accordion-header\" tabindex=\"0\" data-tab=\"4\" aria-controls=\"elementor-tab-content-1674\"><h3 class=\"eael-accordion-tab-title\">Can I claim for construction defects even if I am not the original buyer of the property?<\/h3><span class=\"fa-toggle fa-toggle-svg eaa-svg\"><svg xmlns=\"http:\/\/www.w3.org\/2000\/svg\" fill=\"#000000\" width=\"800px\" height=\"800px\" viewBox=\"0 0 256 256\" id=\"Flat\"><path d=\"M128,180a3.98881,3.98881,0,0,1-2.82861-1.17139l-80-80.00024a4.00009,4.00009,0,0,1,5.65722-5.65674L128,170.34326l77.17139-77.17163a4.00009,4.00009,0,0,1,5.65722,5.65674l-80,80.00024A3.98881,3.98881,0,0,1,128,180Z\"><\/path><\/svg><\/span><\/div><div id=\"elementor-tab-content-1674\" class=\"eael-accordion-content clearfix\" data-tab=\"4\" aria-labelledby=\"faq-4\"><p>Yes, as a rule these rights are transferable to third-party purchasers of the property, including in cases of resale, gift or inheritance, within the applicable legal time limits.<\/p><\/div>\n\t\t\t\t\t<\/div><div class=\"eael-accordion-list\">\n\t\t\t\t\t<div id=\"faq-5\" class=\"elementor-tab-title eael-accordion-header\" tabindex=\"0\" data-tab=\"5\" aria-controls=\"elementor-tab-content-1675\"><h3 class=\"eael-accordion-tab-title\">What can I demand if my property has a construction defect?<\/h3><span class=\"fa-toggle fa-toggle-svg eaa-svg\"><svg xmlns=\"http:\/\/www.w3.org\/2000\/svg\" fill=\"#000000\" width=\"800px\" height=\"800px\" viewBox=\"0 0 256 256\" id=\"Flat\"><path d=\"M128,180a3.98881,3.98881,0,0,1-2.82861-1.17139l-80-80.00024a4.00009,4.00009,0,0,1,5.65722-5.65674L128,170.34326l77.17139-77.17163a4.00009,4.00009,0,0,1,5.65722,5.65674l-80,80.00024A3.98881,3.98881,0,0,1,128,180Z\"><\/path><\/svg><\/span><\/div><div id=\"elementor-tab-content-1675\" class=\"eael-accordion-content clearfix\" data-tab=\"5\" aria-labelledby=\"faq-5\"><p>Depending on the regime that applies, you may be entitled to repair, replacement, a reduction in price or termination of the contract, and compensation for the losses suffered may also be due.<\/p><\/div>\n\t\t\t\t\t<\/div><div class=\"eael-accordion-list\">\n\t\t\t\t\t<div id=\"faq-6\" class=\"elementor-tab-title eael-accordion-header\" tabindex=\"0\" data-tab=\"6\" aria-controls=\"elementor-tab-content-1676\"><h3 class=\"eael-accordion-tab-title\">Does the construction defects guarantee also cover the property's equipment and finishes?<\/h3><span class=\"fa-toggle fa-toggle-svg eaa-svg\"><svg xmlns=\"http:\/\/www.w3.org\/2000\/svg\" fill=\"#000000\" width=\"800px\" height=\"800px\" viewBox=\"0 0 256 256\" id=\"Flat\"><path d=\"M128,180a3.98881,3.98881,0,0,1-2.82861-1.17139l-80-80.00024a4.00009,4.00009,0,0,1,5.65722-5.65674L128,170.34326l77.17139-77.17163a4.00009,4.00009,0,0,1,5.65722,5.65674l-80,80.00024A3.98881,3.98881,0,0,1,128,180Z\"><\/path><\/svg><\/span><\/div><div id=\"elementor-tab-content-1676\" class=\"eael-accordion-content clearfix\" data-tab=\"6\" aria-labelledby=\"faq-6\"><p>Yes, but with a different period: outside the structural building elements, the remaining defects &#8211; typically including finishes and equipment &#8211; are subject to the five-year guarantee period, and not to the extended ten-year period.<\/p><\/div>\n\t\t\t\t\t<\/div><\/div>\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t<div class=\"elementor-element elementor-element-ddc5118 e-flex e-con-boxed e-con e-parent\" data-id=\"ddc5118\" data-element_type=\"container\" data-e-type=\"container\" data-settings=\"{&quot;background_background&quot;:&quot;classic&quot;}\">\n\t\t\t\t\t<div class=\"e-con-inner\">\n\t\t\t\t<div class=\"elementor-element elementor-element-2562ea1 animated-slow elementor-widget__width-inherit elementor-invisible elementor-widget elementor-widget-text-editor\" data-id=\"2562ea1\" data-element_type=\"widget\" data-e-type=\"widget\" data-settings=\"{&quot;_animation&quot;:&quot;fadeInUp&quot;}\" data-widget_type=\"text-editor.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t\t\t\t\t<h2>Contact us<\/h2>\n<p>For more information on claiming for construction defects, or to book a legal consultation, you can contact us through our Porto or Lisbon offices, by telephone, email or via the form on the website. We provide legal advice in Portuguese, English, French, German and Spanish.<\/p>\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t<div class=\"elementor-element elementor-element-3e8eaef e-con-full e-flex e-con e-parent\" data-id=\"3e8eaef\" data-element_type=\"container\" data-e-type=\"container\">\n\t\t\t\t<div class=\"elementor-element elementor-element-86830e6 elementor-mobile-align-left elementor-widget elementor-widget-button\" data-id=\"86830e6\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"button.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t\t\t\t\t<div class=\"elementor-button-wrapper\">\n\t\t\t\t\t<a class=\"elementor-button elementor-button-link elementor-size-sm\" href=\"#form\">\n\t\t\t\t\t\t<span class=\"elementor-button-content-wrapper\">\n\t\t\t\t\t\t\t\t\t<span class=\"elementor-button-text\">contact by email<\/span>\n\t\t\t\t\t<\/span>\n\t\t\t\t\t<\/a>\n\t\t\t\t<\/div>\n\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-ccdd03e elementor-mobile-align-left elementor-widget elementor-widget-button\" data-id=\"ccdd03e\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"button.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t\t\t\t\t<div class=\"elementor-button-wrapper\">\n\t\t\t\t\t<a class=\"elementor-button elementor-button-link elementor-size-sm\" href=\"https:\/\/api.whatsapp.com\/send\/?phone=351938604316&#038;text&#038;type=phone_number&#038;app_absent=0\" target=\"_blank\" rel=\"noopener\">\n\t\t\t\t\t\t<span class=\"elementor-button-content-wrapper\">\n\t\t\t\t\t\t\t\t\t<span class=\"elementor-button-text\">Contact by WhatsApp<\/span>\n\t\t\t\t\t<\/span>\n\t\t\t\t\t<\/a>\n\t\t\t\t<\/div>\n\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t<div class=\"elementor-element elementor-element-9d43a39 e-flex e-con-boxed e-con e-parent\" data-id=\"9d43a39\" data-element_type=\"container\" data-e-type=\"container\">\n\t\t\t\t\t<div class=\"e-con-inner\">\n\t\t\t\t<div class=\"elementor-element elementor-element-1af2dfa elementor-widget elementor-widget-html\" data-id=\"1af2dfa\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"html.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t<script type=\"application\/ld+json\">\n{\n    \"@context\": \"https:\/\/schema.org\",\n    \"@graph\": [\n        {\n            \"@type\": \"LegalService\",\n            \"@id\": \"https:\/\/araujoassociados.pt\/#organization\",\n            \"name\": \"Ara\u00fajo & Associados\",\n            \"url\": \"https:\/\/araujoassociados.pt\/\",\n            \"foundingDate\": \"1980\",\n            \"description\": \"Law firm with offices in Porto and Lisbon, providing legal advice on claims for construction defects.\",\n            \"knowsLanguage\": [\n                \"pt\",\n                \"en\",\n                \"fr\",\n                \"de\",\n                \"es\"\n            ],\n            \"areaServed\": {\n                \"@type\": \"Country\",\n                \"name\": \"Portugal\"\n            },\n            \"location\": [\n                {\n                    \"@type\": \"Place\",\n                    \"name\": \"Porto office\",\n                    \"address\": {\n                        \"@type\": \"PostalAddress\",\n                        \"addressLocality\": \"Porto\",\n                        \"addressCountry\": \"PT\"\n                    }\n                },\n                {\n                    \"@type\": \"Place\",\n                    \"name\": \"Lisbon office\",\n                    \"address\": {\n                        \"@type\": \"PostalAddress\",\n                        \"addressLocality\": \"Lisbon\",\n                        \"addressCountry\": \"PT\"\n                    }\n                }\n            ]\n        },\n        {\n            \"@type\": \"WebSite\",\n            \"@id\": \"https:\/\/araujoassociados.pt\/#website\",\n            \"url\": \"https:\/\/araujoassociados.pt\/\",\n            \"name\": \"Ara\u00fajo & Associados\",\n            \"inLanguage\": [\n                \"pt-PT\",\n                \"en-GB\",\n                \"fr-FR\"\n            ],\n            \"publisher\": {\n                \"@id\": \"https:\/\/araujoassociados.pt\/#organization\"\n            }\n        },\n        {\n            \"@type\": \"WebPage\",\n            \"@id\": \"https:\/\/araujoassociados.pt\/en\/real-estate-law\/construction-defects\/#webpage\",\n            \"url\": \"https:\/\/araujoassociados.pt\/en\/real-estate-law\/construction-defects\/\",\n            \"name\": \"Construction Defects in Portugal - Guarantees and Time Limits for Claims\",\n            \"description\": \"Construction defects in Portugal: Civil Code and Decree-Law No. 84\/2021 guarantees, time limits for claims, structural defects and how to claim. 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