Renovation in Portugal: how does it work?

June 14, 2018

Many of you have the common desire to move to Portugal (and we understand!). This move involves a number of different steps, one of which is very important: finding your new “cosy nest”. While some will opt to rent, as discussed in a recent article, others will choose to buy, either by building or renovating in Portugal. When it comes to “buying”, there are several options open to you, as listed below:

Your choice towards one or other of these options is subjective and will depend on your tastes, your budget, your project… Currently the Portuguese real estate market offers these various options and that’s why today we’ll be talking about one of them: renovation in Portugal.

Whether to enlarge, embellish or change the function of a room, renovation allows you to keep the “charm” of the typical while adding your “touch”, the famous and chic “French touch”(I hope that “non-French” French speakers won’t mind my chauvinism 🙂 )

In order to provide you with as much information as possible on how to renovate your apartment or house in Portugal, I interviewed Alex, a renovation specialist based near Lisbon. All the information obtained during this “tête à tête” with a renovation professional is transcribed below, and of course, if you have any further questions about renovation following this article, please don’t hesitate to contact us – we’ll be delighted to answer them.

Alex: renovation professional answers our questions

Who is Alex?

Alex Jubilado is a master builder based in Portugal. He is of Portuguese origin, but had always lived in France until last September, when, much to his and his partner’s delight, he took the plunge and moved to Portugal, near Lisbon.

Alex Jubilado at work on a renovation site in Portugal

Alex trained as a plumber in France, then spent over 13 years working for various construction and renovation companies in the Paris region. When he arrived in Portugal, he opened his own construction, renovation and site supervision company (Gomes & Jubilado, LDA). Renovation and site supervision are two of the main requests he receives on a regular basis. Why do you ask?

Questions to ask before a renovation

1. I want to renovate my home in Portugal. Who should I contact? A construction/renovation company, or contact the various trades separately?

For a complete renovation of your home(not just a “small renovation” such as painting), Alex recommends using a renovation company that takes care of everything from A to Z and is already used to working with different trades. Why would he do this?

2. Where to look for a reliable company: on the Internet? for advice? on site?

Alex suggests getting a recommendation to avoid disappointment. Referrals can be made in a number of ways, mentioned below:

Alternatively, and wherever possible, it may be a good idea to ask for photos of the company’s previous projects, or even better, to visit a current worksite if the selected company has one.

3. I don’t speak Portuguese, only French. How can I find a company that speaks French?

There are no “search engines” that can find you “a renovation company with a French-speaking contractor in Portugal”. And yet, Alex stresses the importance of having a contractor who speaks your language. For him, it’s one of the keys to the success of your project. To avoid unpleasant surprises, you need to be sure that the project manager and the customer understand each other, and that the various stages of the project are clearly detailed. If the company you’ve selected doesn’t speak your language, you’ll need to find someone to act as an intermediary between you and the company.

4. How is the pre-renovation diagnosis carried out with the customer? Is there a charge?

For the diagnosis, the builder goes to the property to be renovated and lists all the customer’s requirements, including the choice of materials. As a professional, the builder will also have to analyze the feasibility or otherwise of some of the renovations requested by the customer, and meticulously analyze the current state of the home… The builder will then be able to draw up a detailed estimate. The price of the diagnosis depends on the company selected. Some companies provide the diagnosis free of charge, while others charge for it, but then deduct the cost if the estimate is accepted by the customer. Finally, if the customer requires 2D or 3D plans, the company can call in an architect, but an additional cost will be charged.

5. What should a standard estimate in Portugal include?

Portuguese specifications are more or less the same as French specifications. A quotation must therefore contain :

Regarding payment, you should know that 40% is generally paid when the estimate is validated, 30% when the work begins and 30% when the work is completed.

6. How do you go about choosing materials?

The materials used for the work are of course supplied by the company. When it comes to “finishing” materials such as paint, tiles, bathroom ceramics, etc., where the customer’s tastes come into play, it’s the customer who chooses them. Then, there are two options:

7. What is the budget for renovation in Portugal?

It’s difficult to give a budget for renovation, as it will depend on a number of criteria:

the size of the property to be renovated
the condition of the property
type of renovation
the materials required
etc.

–>
Compared with France, the price of renovation in Portugal is lower. The differences are mainly due to the cost of labor, and the price of certain materials. On the other hand, VAT is higher in Portugal: 23% versus 19.6% in France. In addition, some materials are rarer and electrical equipment can sometimes cost more than in France.

8. How long does it take on average to renovate a home?

As a general rule, you should allow 1 month between the date on which you contact the company and the start of the work, and then count the time taken to complete the work. It’s worth noting that some companies can start work right away, but they often have other projects on the go, so they may not be on your site all the time. Next, renovation times are roughly similar to those in France. Allow 15 days / 1 month for “minor renovations” such as painting and flooring. For a complete renovation, you’ll need between 1 and 2 months. Please note that the company may be behind schedule. That’s why it’s so important to use a site supervisor, as this can help avoid major delays and unpleasant surprises (Alex insists).

Retro Planning.

9. Is there any government support for renovation in Portugal?

There is a program called “IFRRU 2020” which offers grants for renovations carried out in certain areas of Portugal. Properties must be over 30 years old and located in urban rehabilitation zones. You can find a list of these zones here. If the property meets these criteria, the associated benefits will be:

Exemption from IMI(equivalent to council tax and property tax) for 3 years
Exemption from IMT on acquisition of the property
A reduced VAT rate of 6%

Questions to ask during renovation

10. Are regular progress reviews scheduled with the customer during the work?

This will depend on the company involved, and at the moment few companies offer this service. However, Alex strongly emphasizes the importance of weekly progress reviews. As part of this follow-up, the project manager sends weekly progress photos to the customer and schedules a telephone call to report on the state of the site. The project manager also ensures that the project is progressing smoothly, that deadlines are being met, and that the quality of services and finishes is up to standard… (Case in point: it’s not uncommon to have problems with finishes: paint drips, joints… Rigorous site supervision helps to control and avoid these problems. )

Renovation in progress.

11. How many people are on site?

For “small-scale renovations” (painting, flooring, parquet, etc.) there are about two or three people working simultaneously on your site. For a complete renovation, there are often between 6 and 8 people on site at the same time. Workers are on site Monday to Friday from 8am to around 5/18pm. Exceptionally, on Saturdays, “silent” work can be carried out.

Painting in progress.

Questions to ask at the end of the renovation.

12. Is there an inspection at the end of the work?

If there’s a site supervision program, the project manager will carry out an inspection at the end of the work to make sure everything’s ok, and will send you photos. You will then be asked to come and check that the work is in order. If there is no site supervision, you’ll have to come and visit the property to see if the work is to your satisfaction.

Work control.

13. What can I do if certain services have not been carried out properly?

If, at the end of the project, you notice that certain work has not been carried out as you expected, report this to the project manager so that the work in question can be reworked. However, please note that “legal” recourse in Portugal to have your work “taken back” is very limited, especially if the company deems that the work has been carried out correctly. Alex notes, once again, the importance of having someone in charge of monitoring your site to avoid this kind of uncomfortable situation.

14. What about rubble removal and end-of-job clean-up? Is this included in the estimate?

Most of the time, it’s the company’s job to clear away the rubble and clean up the site. These services are often included, but it’s a good idea to have them mentioned in your estimate to avoid any “over-billing” surprises at the end of your work.

In conclusion

Renovation is a great project, especially when you want to retain the charm of a property while adding a little of yourself to it. Portugal is fortunate to have many properties with typical architecture, diverse and varied depending on the region, and when you move to a new country, choosing a “traditional” house can help you immerse yourself even more in the history and culture of the country that welcomes you.

This beautiful renovation project must, however, be in the hands of good professionals. To conclude, Alex reveals 4 tips he considers important for people wishing to renovate in Portugal.

Take the time to select the right company beforehand to avoid disappointment, and also get several quotes, as prices can vary by as much as a factor of two.
Be sure to include the expected timeframe on your estimate to avoid major delays on your site. In fact, many companies in Portugal start one job and then start another at the same time. This inconsistent presence on your site can lead to long delays. So, it’s very important to state the deadlines in your quotation, and to ask whether the team working on your site will be dedicated exclusively to it, or will also be working on other sites.
Be sure to set the price well in advance, because sometimes you may be in for a surprise when companies change the price as the work progresses. (Case in point: the company plans to do some painting. In the end, however, because the person in question may not have sufficiently observed the work to be done beforehand, he may discover that there are cracks in the wall, so he will revise his estimate and bill you for additional services to fill these cracks)
Finally, if you’re not on site, don’t speak the language or don’t know much about building work, it’s very important to be accompanied by someone who can keep a close eye on your site, to avoid any unpleasant surprises.

Thanks to Alex Jubilado for his time.

Ready to try your hand at renovating a property?

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