Frequently Asked Questions
Answers to the most common questions from expats about building and renovating in Portugal.
A small renovation (bathroom or kitchen) typically takes 4-8 weeks. Larger projects, such as a full house renovation, take an average of 3 to 6 months depending on scope and permits. I do not take on full shell renovations with heavy demolition myself; I do finishing and non-structural renovation, and plan that work together with you.
Yes, most structural changes require a permit from the local council (Câmara Municipal). Small cosmetic changes like painting usually do not require a permit. I can point you to typical permit requirements, but the homeowner or licensed contractor remains responsible for filing permits and ensuring legal compliance.
Costs vary significantly by region and type of work. For a full renovation in Central Portugal, 700 to 1,400 euros per square metre is the 2026 market indication; old stone houses needing substantial structural work run up to around 1,500 euros. A light, cosmetic refresh sits lower, roughly 300 to 800 euros per square metre. These are market figures from public sources, not my price. For the finishing and renovation work I carry out myself, I give you a detailed estimate.
Yes, we work within a radius of approximately 100 kilometers around Fundão. This includes cities such as Covilhã, Castelo Branco, Guarda, and Coimbra. For larger projects outside this area, feel free to contact us for a custom solution.
Gerardus Koetje no longer carries out property inspections. Inspections run through Inspecto, a separate inspection firm: see www.inspecto.pt for what an inspection covers and what it costs. I remain available for the building and renovation work itself and for written advice.
On our own work the statutory warranty under Portuguese law applies (Article 1225 of the Civil Code): 5 years for structural defects and 2 years for other defects, counted from handover. Work carried out by builders from our network is covered by their own warranty terms — you discuss those directly with them. I am happy to advise you on documenting warranty agreements.
Finding reliable tradespeople is one of the biggest challenges for expats. I have a network of local contractors, plumbers, electricians and other professionals that we have good experiences with.
Check the legal status (no debts or claims), structural condition, permits for any extensions, and energy performance. Also verify that the property has a valid habitation certificate. My listing and property checks help you map all risks before you buy.