Free download · Bilingual checklist

Contractor due diligence checklist: 26 checks before you pay a deposit

A checklist for renovations in Portugal, in English and European Portuguese side by side. Use one copy per contractor to verify the construction licence (alvará), insurance, references, quotation and payment terms before you sign.

  • 26 checks
  • 7 sections
  • EN / PT side by side
  • Updated Oct 2026

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The short answer

To check a contractor in Portugal, confirm the legal entity and tax number, look up the alvará or certificado in the public IMPIC register, ask for workplace accident and public liability insurance, speak to two previous clients, and agree an itemised quote and milestone payments in writing before paying any deposit.

How to check a contractor's alvará in 5 steps

  1. 01Ask for the contractor's legal name, NIF or NIPC and alvará or certificado number in writing.
  2. 02Open the public IMPIC search for alvarás or for certificados of private works contractors.
  3. 03Search by name (denominação), NIF or NIPC, or licence number, and confirm the entity matches your quotation.
  4. 04Check the status and class: for an alvará, the class (1 to 9) and categories must cover the work and its total value. The certificado covers works up to a lower legal value limit.
  5. 05Save a dated screenshot of the result with your quotes.
Alvará holders, private worksimpic.pt ↗Certificado holders, private worksimpic.pt ↗

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What the checklist covers

Seven sections in the order you meet them, from the first conversation to the keys being handed back. Each check tells you what evidence to ask for, and each section ends with space to record what is still outstanding.

  1. 01

    Business identity and authorisation

    3 checks

    Legal entity, NIF or NIPC, the alvará or certificado on the IMPIC register, and who supervises subcontractors.

  2. 02

    Insurance and site protection

    3 checks

    Workplace accident and public liability cover, dust, water damage, shared spaces and your own home insurance.

  3. 03

    Experience, references and capacity

    4 checks

    Two comparable projects, two former clients on the phone, a site visit, and whether the start date is realistic.

  4. 04

    Scope, quotation and approvals

    5 checks

    An itemised quote with VAT, exclusions and provisional allowances, plus câmara municipal and condominium approvals.

  5. 05

    Communication and programme

    4 checks

    One English-speaking contact, response times, a written programme, dated photos for remote owners, written change orders.

  6. 06

    Contract and payments

    5 checks

    A justified deposit, payments tied to verified milestones, the right beneficiary, and final snagging terms.

  7. 07

    Handover and aftercare

    2 checks

    Test records, certificates, warranties and drawings, plus how defects are reported after the team leaves.

26 checks

Six reasons to stop before you sign

The checklist closes with a decision record: proceed, clarify first, or do not proceed. A high score never outweighs one of these.

Paperwork

The contractor will not show identity, alvará or insurance evidence.

Track record

References cannot be reached, or project photos cannot be traced to real jobs.

Pressure

You are pushed to sign or transfer money the same day.

Invoicing

The scope is vague, invoices are refused, or the payment recipient is unexplained.

Payment timing

Most of the price is requested before any measurable progress on site.

Open questions

Approvals, insurance or contract terms are still unresolved on the day you are asked to commit.

What if you would rather not run every check alone?

The checklist works on its own. If you want help, this is how remodel.pt approaches a renovation.

1

Scope

Photos, dimensions, finishes. English form, English support.

2

One personal match

We match you with one vetted contractor who already works in your area.

3

One detailed quote

In writing and itemised, checked against local project data before it reaches you.

4

Inspection and staged payment

Optional, on request: a condition report before work starts and milestones signed off before each payment.

Typical starting points: bathroom rebuild from €12,000 · kitchen refit from €28,000 · full renovation from €85,000

Tell Us About Your Project

Frequently asked questions

Do I need an alvará to hire a contractor in Portugal?+

As a rule, a contractor doing private works needs IMPIC authorisation: an alvará or, for works up to a lower legal value limit, a certificado (Lei 41/2015). Which one applies depends on the value and type of work, so ask which the contractor holds and confirm it in the public register.

How do I check whether a contractor has a valid alvará?+

Use the public IMPIC searches for alvarás and for certificados of private works. Search by legal name, NIF or NIPC, or licence number, confirm the status and class, and save a dated screenshot.

What insurance should a contractor have?+

Workplace accident insurance is part of the IMPIC licensing conditions. Public liability insurance is separate and not part of those conditions, so ask for it explicitly and check the dates, limits and exclusions.

What is a reasonable deposit?+

The amount is a matter for the contract, so agree it in writing and tie it to something specific, such as ordered materials. Link later payments to completed, verified milestones and avoid paying the full price upfront.

Does the checklist replace legal advice?+

No. It is a practical assessment tool, not a guarantee of performance or legal or technical advice for a specific project. For substantial or complex works, get independent legal review of the contract.

Related reading

Kellogg Fairbank
Kellogg Fairbank
Co-founder, Remodel.pt · Cascais, Portugal

Kellogg is a former payments executive turned entrepreneur, with a family background in real estate. He has spent the past year bringing that experience to the Portuguese property market, and co-founded remodel.pt to apply the same rigor to how contractors are vetted.

A practical assessment tool, not legal or technical advice for a specific project. Updated October 2026.