Property viewing checklist - what to look for when viewing a house?

Buying a house is one of the biggest decisions you’ll ever make, and the more you spot during viewings, the better informed your decision will be. By carefully viewing each property, you can limit the chances of discovering unpleasant surprises after moving in and regretting the purchase.

To help you make this important decision, we’ve put together a comprehensive property inspection checklist. Whether you’re viewing a property for the first time or going back for another look, this guide will help you know what to look out for, the important questions to ask, and how to make the most out of a house viewing.

Buying a house checklist

1. Overall condition: Assess the overall condition of the property. Look for peeling wallpaper, damaged skirting boards, or other signs of neglect that might require repair. Make sure to check the ceilings of the house for any signs of damp or water ingress. This is especially important if you are purchasing a top floor flat as many roofs of tenement buildings are old with a higher chance of being deteriorated.

If you find any causes for concern when viewing a property, it is worth taking note of any issues you come across. This will allow you to estimate the potential cost of each repair and let you budget accordingly if you decide to go ahead with the purchase. Google is your friend, so do some research into the average costs of certain repairs and add 20% to that just to be on the safe side.

2. Structural integrity: Look for any major cracks in the walls or ceilings. These could indicate underlying structural problems that could lead to costly repairs. If you spot any potential issues, make sure you ask about them and check the home report to get some more information on what the issues are and how severe they may be. If you're interested in purchasing the property but still have concerns, it’s advisable to hire your own surveyor. They can thoroughly assess the property and provide you with a full understanding of its condition and the extent of any issues.
3. Damp and mould: Look for signs of dampness, including musty smells, discoloured walls, or peeling wallpaper. Damp can lead to significant issues if not addressed, and repairs can be costly. If you do come across any areas of potential damp, make sure to find out if this was captured in the home report and if it is something that is currently being investigated. Damp can not only compromise the structural integrity of the building, but it can also lead to mould and mildew which may cause respiratory health issues.

If you suspect the property might have a damp issue, even if it’s not mentioned in the home report, you can always arrange an independent damp survey. This will provide you with that extra peace of mind especially when buying larger historic properties.

4. Floor condition: Take the time to thoroughly inspect the floors throughout the property, as their condition can highlight potential underlying issues. Walk across various areas to check for uneven spots, soft patches, or sloping, which could signal problems like subsidence, rotting floorboards, or structural movement. Pay attention to any creaking or squeaking sounds, as these may indicate loose floorboards or general wear and tear.

Pay close attention to areas around windows, doors, and plumbing fixtures, as these spots are more susceptible to moisture damage or rot. Spotting these issues early can help you avoid expensive repairs after purchase.

5. Windows and glazing: Check if the windows are double glazed. Double glazing is important for energy efficiency, which will affect heating costs and comfort levels. Make sure the window frames are in good condition, without any signs of rot or damage. Glasgow and Edinburgh tenements are famous for their original sash windows, make sure they can be opened and closed..
6. Plumbing and water pressure: Check that all taps work and ensure there is adequate water pressure throughout the property. Don’t forget to flush toilets and turn on the shower to check its water pressure and how fast it heats up. We understand that this step might seem over the top but remember that you're making one of the biggest purchases in your life and that it's more important to know and like what you're buying than to be an 'easy buyer.'
7. Electrical systems: Test light switches by flicking key switches to check if the lights turn on and off without any flickering or delay. Make sure there are enough plug sockets for your needs and that they are in convenient locations. If you notice anything unusual, it might be worth having a professional electrician conduct a more thorough inspection.
8. Fire safety: When viewing a property, check whether the fire alarm system complies with current regulations, as this is crucial for safety and may prevent additional costs or work after purchase. If the property lacks interconnected fire alarms or has alarms that are outdated or not hard-wired, you may need to upgrade the system to meet legal requirements.
9. Heating and energy efficiency: Review the property’s energy efficiency. The property’s energy performance certificate (EPC) will give you an idea of how efficient it is and what improvements might be necessary to reduce costs.

Find out the age of the boiler, as they typically last between 10 and 15 years. Additionally, check whether the property has a combination boiler or a conventional boiler. Combination boilers generally cost less to operate and maintain compared to conventional boilers.

10. Space and layout: Make sure the property has enough space to meet your needs. Is it big enough for you or your family? Review the floor plan provided in the home report to confirm whether your furniture will fit comfortably and if the layout suits your lifestyle.
11. Storage space: Consider the available storage space, including cupboards, attics, and garages, as good storage is essential for maintaining an organised, clutter-free home.
12. Lighting and orientation: Take into account which way the property faces as this determines how much natural light the house receives throughout the day. This can significantly impact heating costs and overall quality of living. It’s advisable to have the morning or evening sun in the rooms where you spend the most time. For example, a south-facing living room will benefit from warmer temperatures and natural light throughout the day, while many people prefer a north-facing kitchen to avoid excessive heat.

Imagine spending your mornings in a north-facing kitchen with your family, enjoying breakfast as the morning sun begins to rise, and then relaxing in a south-facing living room in the evening, basking in the evening sun while watching TV or playing games with your family.

13. Mobile phone coverage: Remember to check the mobile phone coverage inside and around the property, as poor coverage could be a big inconvenience.
14. Fibre broadband: In today’s digital age, reliable internet access is essential for work, education, and daily life. Before buying a house, check broadband availability to ensure the property can meet your connectivity needs, whether for remote work, streaming, or smart home technology. Understanding the options available in the area allows you to make an informed decision and avoid potential frustrations in the future.
15. Included fixtures and fittings: Clarify which fixtures and fittings are included in the sale, as this can vary between properties. Fixtures are usually items fixed to the property, such as kitchen units, boilers, or fitted wardrobes, while fittings are more portable, like curtains, light fixtures, or appliances. Some sellers may include certain fittings in the sale, while others might take them, so it’s important to request a detailed inventory. Understanding what is included helps you avoid unexpected costs, plan your move more effectively, and prevent disputes after the sale.
16. Utility bills and costs: Use websites like Compare the Market to estimate your utility bills. Additionally, ask the owner about any factor’s fees, including how much they are and whether they’re paid monthly or quarterly. This will give you a clearer idea of your expected monthly outgoings.
17. Potential for changes: Assess the property’s potential for modifications to ensure it meets your long-term needs. Whether you're considering building an extension, converting a loft, or making structural changes, research what might be possible and whether planning permission or building regulations approval would be required.

It’s also worth reviewing if any existing work on the property has the necessary approvals in place to avoid issues later. Note that the property owner is legally obliged to share this information.

By understanding the potential and limitations of the property, you can make more informed decisions about its suitability for your future plans.

18. Ventilation: Proper ventilation is essential for maintaining a healthy and comfortable home, particularly in areas such as kitchens, bathrooms, and utility rooms which would have more moisture. Check if extractor fans are installed and functioning in these spaces to help remove steam and reduce humidity effectively.
19. Pests or infestation signs: When viewing a house, be on the lookout for signs of pests or infestations, as these can lead to costly repairs. Look for droppings, which may indicate the presence of rodents, insects, or other pests, particularly in hidden corners, communal areas, behind appliances, or in attics and basements.

Check for damaged wood, especially in conservation areas or older properties, as woodboring insects like termites or beetles can leave small holes or powdery residue. Identifying problems early helps you stay fully informed and factor in necessary treatments or costs before deciding whether it’s the right house for you.

20. Security features: Ask if there are any existing security systems, such as burglar alarms, and assess whether you feel safe in the property. If you are viewing a flat, check if it has a storm door, as this provides an extra layer of safety to your property.
21. Exterior: A thorough inspection of the exterior of the property is essential. Begin by examining the walls for major cracks, as these may indicate structural issues that require professional evaluation. Inspect the window frames and doors to ensure they are in good condition and free from signs of rot or wear.

Take a close look at the roof—can you spot any visible damage or areas that might require extra maintenance? Check the condition of the gutters and drainage systems to confirm that water is being properly directed away from the house.

If the property has a garden, assess its orientation; a south-facing garden is ideal if you enjoy outdoor activities. Check the garden’s overall condition and consider the potential impact of large trees on drains or foundations. Additionally, think about whether neighbouring properties overlook the garden and how this might affect your privacy

22. Roof condition: Inspect the roof for any signs of wear and tear. The property’s home report will provide details about the overall state of the roof, including the condition of chimney stacks, skylights, and gutters. However, it’s still a good idea to do a quick visual inspection yourself, keeping an eye out for issues like moss growth.

Moss on the roof might seem harmless, but it can cause significant damage to your property. Moss overgrowth can block gutters, leading to rainwater running down a specific part of the wall. Over time, this can penetrate the wall and cause damp issues inside the property. Additionally, moss can compromise the structural integrity of the roof by pushing the roof tiles apart. This occurs because moss retains moisture, which can freeze and expand in winter, widening the gaps between tiles. For these reasons, it’s essential to periodically remove moss from your roof.

The average cost of moss removal ranges from £16 to £20 per square metre and the total cost for a full roof cleaning and treatment can range from £600 to £1500 for a 2 to 3-bedroom house, depending on the size, accessibility and condition of the roof. If you’re buying a flat, it’s worth noting that such costs are usually split between all residents and coordinated by the building factor.

23. Communal bin area: If you are viewing a flat, take a moment to inspect the communal bin area. It’s worth checking how well-maintained it is, as this can give you an idea of how the property and shared spaces are managed.
24. Parking space: Confirm if there is a designated parking space and whether it’s included in the sale. If not, ask about the cost of a permit. Having parking is not only convenient but can also increase the value of the property.
25. Neighbourhood and amenities: Research the local area by exploring transport links, amenities, schools, and any factors that could impact your lifestyle, such as noise from neighbouring properties. Take your time to walk around the area and assess the distance to places you frequently use, such as supermarkets, gyms, or other amenities. Try to visit the neighbourhood at different times of the day, both during the week and on weekends, to observe sound levels and identify any potential disturbances that might affect your living situation. This will give you a better sense of what it’s like to live in the area, helping to avoid any surprises after moving in.
26. Estate agent insights: Use the estate agent's knowledge to gain valuable insights about the property and the surrounding area. Ask about the property’s history, any ongoing maintenance issues or renovations, and whether planning permission has been granted or denied in the past. Estate agents often have useful information about the local area, including schools, amenities, transport links, and future developments, which can help you make a well-rounded assessment of whether the property and location suit your needs.
27. Personal feelings: Reflect on your overall impression of the property and how well it aligns with your wants and needs. Does it feel like a place you can comfortably call your dream home? Consider whether the layout suits your daily routines and if there’s enough space to accommodate your current and future needs, such as a growing family, hobbies, or working from home. Think about your initial reaction when you walked in—did it feel welcoming? Also, evaluate the surrounding area. Does it offer the amenities, transport links, and community feeling you are looking for?

Trust your instincts—if something doesn’t feel right, take the time to revisit your priorities or explore other options. Buying a house is a significant investment, so it’s crucial that it feels like the right fit for you.

What to ask when viewing a house?

To make an informed decision, ask key questions during your property viewing. Here are some useful questions to guide your conversation with the estate agent:

• Why is the seller moving? Understanding the seller’s motivations can provide insight for negotiations and highlight any potential issues, such as noisy neighbours or high running costs.
• How long has the property been on the market? A property that has been on the market for a long time could indicate issues, such as being overpriced or having unresolved problems. It might also suggest there’s room to negotiate.
• What are the ongoing costs? Inquire about council tax, utility bills, ground rent, and service charges. This information will give you a clearer picture of the property’s running costs.
• Is the property a listed building or in a conservation area? If the property is a listed building or in a conservation area, there may be restrictions on the changes you can make. Ensure you understand any legal obligations or limitations before making a purchase.

Viewing tips

• Take your time: A first viewing can be overwhelming, and it’s easy to feel pressured to make quick decisions, especially with limited house viewing slots. While it’s important to stay within the allotted time, try not to rush. Time scarcity can sometimes be used as a sales technique, whether intentionally or not. Being aware of this pressure allows you to take a step back and think things through.
• Take notes and photos: Write down key details and take photos during the viewing so you can review them later. This helps ensure you don’t forget important aspects of the property.
• Bring someone with you: Bringing a friend or family member along can offer a fresh perspective and help you notice details you might overlook. They may spot potential issues or provide helpful feedback on the property.

Set your budget

Before viewing a house, it’s essential to determine how much you are willing to spend on your new home. Consider not only the property price but also additional costs such as solicitor fees, house survey expenses, and, if applicable, stamp duty. Don’t forget to factor in ongoing costs like council tax, building insurance, and utilities.

Finding the right mortgage with your lender is essential. Make sure it fits your financial situation and gives you the best terms possible. Remember, a valuation survey is often required for the lender's benefit to confirm the property's value, and the results may not be shared with you, even if you cover the cost.

Summary

When viewing a house, staying organised and focused is key. A house viewing checklist can be a useful tool for evaluating everything, from the roof’s condition to the number of power sockets in each room. However, don’t feel pressured to cover everything in one visit.

It’s often best to split your viewings into different purposes. On your first visit, focus on your house viewing checklist and thoroughly inspect the property, noting any issues and asking essential questions. After reviewing your observations, if the property still seems like a strong contender, schedule a second viewing.

During the second visit, take a more relaxed approach and imagine yourself living there. Pay attention to the vibe of the property, how the space feels on a day-to-day basis, and whether it aligns with your lifestyle needs.

By splitting the viewings this way, you can reduce decision fatigue and evaluate the property more effectively, ensuring you feel confident and well-informed before making a final decision.