What to look for when viewing a house

You need to be proactive during your viewing

Searching for a new home can be exciting and enjoyable. However, many buyers have never been through the house buying process before. It is easy to become overwhelmed or distracted by attractive furniture, new light fittings and carefully staged rooms.

This can become costly if you go on to purchase the property without looking beyond its presentation or arranging a second viewing.

The initial viewing is an opportunity to get a feel for the house and decide whether it meets your buying criteria. You should be able to answer questions such as:

• Can you see yourself living there?
• Does the location suit your lifestyle?
• Is the house large enough?
• Does the layout work for you?
• Is there enough storage?
• Will the parking meet your needs?
• Do you like the style of the property?
• Does everyone who will live with you also like it?
• Does the house require more work than you want to take on?

You can answer many of these questions by taking your time, walking through each room slowly and pausing to properly consider the space.

A viewing is not a structural survey. You are unlikely to identify every defect during a short visit, but you can spot warning signs, ask better questions and decide whether the property deserves a second viewing and professional inspection.

Steps for viewing a home

1. Bring someone with you.
2. Arrive five minutes early and take in the surroundings.
3. Take your time walking through the property.
4. Look for signs of neglect or poor maintenance.
5. Ask questions.
6. Consider the cost of redecorating or improving the property.
7. Look for damage or signs of a possible cover-up.
8. Walk around the entire house at least twice.
9. If possible, look into the roof space or attic.
10. View the exterior, outbuildings and gardens.
11. Arrange a second viewing before making your final decision.
12. Commission an appropriate survey before buying.

Bring a friend or family member

It is not essential to bring someone with you, but it can be a great help.

If you are buying the property for yourself, brief them on the type of home you want. Are you looking for a project, or do you want a low maintenance home? How many rooms do you need? What type of living or reception space are you hoping to find?

Ask them specifically to point out anything that concerns them, such as mould, cracks, damage or potential renovation and redecorating expenses.

You will both naturally notice the attractive parts of the property and discuss how it may suit your needs. Having a second set of eyes actively looking for negative points can help you build a more balanced picture of the home.

They may also notice practical issues that you miss because you are concentrating on speaking to the estate agent or imagining where your furniture could go.

Take in the surroundings

When arriving for a first viewing, spend a couple of minutes outside looking around.

Consider:

• How easy is it to access the property?
• How many cars can park without blocking each other?
• Is there safe parking for visitors?
• How are the neighbouring properties maintained?
• Is the road busy or difficult to exit?
• Is the area noisy or quiet?
• Can you hear dogs, traffic, trains, businesses or aircraft?
• Are there streetlights directly outside bedroom windows?
• Is the property overlooked?
• Does the street feel safe and well cared for?
• Are there signs of standing water or poor drainage?

Spend some time listening to the background noise. If you opened the windows or sat in the garden, could you live there comfortably, or would the noise eventually frustrate you?

It can also be useful to return to the area at a different time without arranging another viewing. A quiet road during the working day may feel very different during the school run, evening traffic or at the weekend.

Pace your viewing

Do not let the estate agent rush you through the house. Take a moment to pause in every room.

Walk into the centre of the room, look all around and then look back towards the door. Make the viewing feel intentional. Do not simply stand at the doorway and take a quick look inside.

If you particularly like the property, ask to walk around again after the estate agent or owner has completed the initial tour. They will often give you some space to view the rooms without being guided.

This creates a more relaxed environment and allows you to speak openly with the person accompanying you. You can discuss what you like, what you dislike and what worries you. They may also highlight things you missed during the first walk around.

During the second walkthrough, sit down in the living room or at the kitchen table and get a feel for the space. It may feel slightly awkward because it is still someone else’s home, but establishing whether the space works for you is more important than a few moments of embarrassment.

Look beyond the furniture

Furniture can change how large or small a room appears. Small furniture may have been used to make a restricted room feel bigger, while an empty room can make it difficult to understand how your own furniture will fit.

Think about:

• Where your sofa, dining table and beds would go
• Whether doors and drawers could open properly
• Where televisions and electrical equipment would be positioned
• Whether there are enough sockets
• Whether your wardrobes would fit
• How people would move through the room
• Whether there is enough storage
• Whether the room can serve more than one purpose if required

Do not assume that every item you see is included in the sale. Freestanding appliances, sheds, light fittings, curtains and even some fitted items may be removed unless they are specifically included in the contract. Think about what items will be removed and will they leave screw holes or brackets behind that will need to be repaired.

Look for signs of poor maintenance

One isolated defect does not necessarily mean the house has been badly maintained. However, several small problems can indicate that larger maintenance tasks have also been postponed.

Look for:

• Overflowing or damaged gutters
• Missing or slipped roof tiles
• Cracked or loose render
• Flaking external paint
• Rotten timber
• Damaged seals around windows and doors
• Dripping taps or leaking pipework
• Staining on walls or ceilings
• Windows that are difficult to open
• Doors that rub or will not close
• Failed double glazing
• Loose sockets or switches
• Damaged flooring
• Moss or vegetation growing against the building
• Blocked gullies or drains

A house does not need to be perfect. The purpose is to understand what you may have to repair and how soon the work will be required.

Look for damp, mould and condensation

Northern Ireland’s climate means damp and condensation deserve particular attention.

Look around external walls, ceilings, chimney breasts, window reveals, behind furniture and inside cupboards. Watch for:

• Black mould
• Peeling paint
• Bubbling wallpaper
• Damp smells
• Water stains
• Salt deposits on masonry
• Freshly painted isolated areas
• Soft or damaged skirting boards
• Excessive condensation on windows

Do not automatically assume that every damp mark represents rising damp. Condensation, plumbing leaks, defective gutters, roof problems and water penetrating through external walls can create similar symptoms.

Ask when the issue first appeared, what repairs were carried out and whether there are invoices, guarantees or reports available.

A freshly decorated room is not necessarily hiding a problem, but a small area of new paint surrounded by older decoration is worth asking about.

Check for cracks and movement

Small hairline cracks in plaster are common and may only relate to drying or normal movement. Larger cracks, stepped cracking through brickwork, cracks around openings or doors that have suddenly stopped closing can require further investigation.

Pay attention to:

• Cracks wider at one end
• Diagonal cracks above doors or windows
• Stepped cracks through external brickwork
• Floors that feel noticeably uneven
• Doors and windows that no longer align
• Gaps between walls and ceilings
• Recently filled cracks that are beginning to reopen

Do not attempt to diagnose structural movement during a viewing. Record what you see and raise it with your surveyor.

Check the windows, doors and natural light

Open several windows and doors rather than assuming they all work.

Check whether:

• Windows open, close and lock properly
• Double glazed units contain condensation between the panes
• External doors close securely
• Seals appear complete
• Rooms receive enough natural light
• Nearby buildings or trees cause significant shade
• Bedrooms can be ventilated safely
• Traffic noise changes when the windows are open

The direction the property faces can influence natural light, garden use and solar potential. A garden that is shaded during an afternoon viewing may receive sun at another time, so use the viewing alongside a map or compass rather than relying on one moment.

Check the heating and hot water

Ask what type of heating system the house uses. Oil heating remains common across Northern Ireland, while other properties may have gas, electric heating, heat pumps or solid fuel appliances.

Ask:

• How old is the boiler?
• When was it last serviced?
• Are service records available?
• Where is the oil tank or gas meter?
• How is the heating controlled?
• Is there a hot water cylinder?
• Are there thermostatic radiator valves?
• Does the house have more than one heating zone?
• Are there any fireplaces or stoves?
• Have the chimneys been maintained?

Look for rust, leaks, staining or temporary containers beneath equipment. If the heating is off, you will not be able to confirm that it works properly during the viewing.

A seller or estate agent may provide useful information, but your surveyor and solicitor should verify anything material to your decision.

Run the taps and check the bathrooms

With permission, run the taps and check how quickly the water heats and drains away. Flush toilets and look around baths, showers and sinks.

Check for:

• Low water pressure
• Slow drainage
• Leaking taps or traps
• Cracked sanitaryware
• Failed sealant
• Loose tiles
• Staining below bathrooms
• Poor ventilation
• Mould around ceilings and windows
• Movement in shower trays or floors

A bathroom may look new while still having problems behind the finish. Loose tiles, excessive silicone, movement or staining in the room below can indicate previous or continuing leaks.

Look at the electrical installation

You are not carrying out an electrical inspection, but there are basic things you can observe.

Look for:

• An older consumer unit
• Damaged sockets or switches
• Extension leads being used permanently
• Very few sockets
• Exposed wiring
• Scorch marks
• Loose fittings
• Electrical equipment in unusual locations

Ask whether an Electrical Installation Condition Report is available and when the property was last rewired.

Do not remove covers, open electrical equipment or test anything you are not competent to inspect.

Look into the attic or roof space

If the loft is safely accessible, ask whether you can look inside. Do not climb into an unsafe or unboarded roof space during an ordinary viewing.

From the access hatch, look for:

• Daylight through the roof covering
• Water staining
• Damp insulation
• Mould
• Poor ventilation
• Damaged roof timbers
• Water tanks or pipework
• Evidence of pests
• Spray foam insulation
• Stored belongings concealing the structure

Ask whether the roof has been replaced or repaired and whether receipts, guarantees or approvals are available.

If the loft has been converted into a room, your solicitor should establish whether the necessary planning permission and building control approval were obtained.

View the exterior last

Once you have viewed the inside, walk around as much of the outside as you can access.

Look back at the building rather than concentrating only on the garden.

Check:

• Roof coverings, ridges and chimneys
• Gutters, fascia and soffits
• External walls and render
• Windows and doors
• Drains and gullies
• Paths and retaining walls
• Oil tanks
• Sheds and outbuildings
• Fences and boundaries
• Trees close to the house
• Ground levels against external walls
• Signs of standing water
• Shared driveways or access routes

Ask which boundaries belong to the property and whether any access is shared. Your solicitor will confirm the legal position, but the viewing may reveal issues worth raising early.

For rural homes, ask about septic tanks, private drainage, water supplies, rights of way and responsibility for maintaining shared lanes.

Ask direct questions

A viewing is your opportunity to gather information. You are not being difficult by asking sensible questions.

Useful questions include:

• Why is the owner selling?
• How long has the property been on the market?
• Have any previous sales fallen through?
• Has the asking price changed?
• Are there other offers?
• Is the seller buying another property?
• What is included in the sale?
• How old are the boiler, roof, windows and kitchen?
• Have there been any leaks, flooding or insurance claims?
• Have extensions or structural alterations been completed?
• Are approvals and completion certificates available?
• Are there any disputes with neighbours?
• Is there a management company or service charge?
• What are the annual rates?
• What are the typical heating and electricity costs?
• Is the property connected to mains drainage?
• What broadband services are available?
• What mobile signal is available inside the house?

The person conducting the viewing may not know every answer. Ask for important information to be confirmed afterwards rather than accepting a guess.

Consider the cost of making it your home

Try to separate essential work from optional improvement.

Essential work could include:

• Roof or gutter repairs
• Heating replacement
• Electrical upgrades
• Damp repairs
• Window replacement
• Drainage work
• Structural repairs
• Safety improvements

Optional work could include:

• Painting and wallpapering
• New flooring
• Replacing a functional kitchen
• Updating bathrooms
• Changing light fittings
• Landscaping
• Altering the layout

It is easy to underestimate the combined cost of several apparently small jobs. Make a rough room-by-room list and attach realistic allowances before deciding what you can afford to offer.

Arrange a second viewing

If you remain interested, arrange a second viewing before making your final decision.

Where possible, view the property:

• At a different time of day
• In daylight
• With another person
• After reviewing the floor plan
• With a list of unanswered questions
• With approximate measurements of important furniture

The first viewing is usually emotional. The second should be more practical.

Use it to revisit any concerns, take measurements, inspect areas you missed and decide whether your initial impression still feels right.

If the estate agent resists a reasonable request for a second viewing, ask why.

Take photographs and notes

Ask permission before taking photographs or videos, particularly when the property is still occupied.

Record:

• Room dimensions
• Items that may need replaced
• Visible defects
• Questions requiring answers
• Heating and utility information
• Parking and access
• Your estimated improvement costs
• What you liked and disliked

If you are viewing several homes, details will quickly blur together. A consistent checklist makes it easier to compare properties after the excitement of each viewing has passed.

Do not photograph personal documents, family photographs, security equipment or anything that unnecessarily compromises the owner’s privacy.

Do not rely on the viewing alone

A careful viewing is valuable, but it does not replace professional advice.

Before completing the purchase, you may need:

• A suitable property survey
• A mortgage valuation
• Legal searches and title checks
• Specialist damp, structural, drainage or electrical inspections
• Confirmation of planning permission and building control approval
• Quotations for major repairs

A mortgage valuation is primarily for the lender. It is not the same as a detailed survey undertaken for your benefit.

Your solicitor and surveyor should investigate the property independently. Verbal comments made during a viewing should not be treated as proof of condition, ownership, approval or legal rights.

Trust your reaction, but verify the property

Your reaction to a home matters. You should be able to imagine how the property could work for you and whether you would enjoy living there.

However, liking the house should be the beginning of your decision, not the end of your investigation.

Take your time, look beyond the presentation, ask direct questions and return for a second viewing. If something concerns you, record it and have it investigated before you become legally committed.

The purpose of a viewing is not to find a perfect house. It is to understand the home you may be buying, the work it may require and whether it genuinely suits your life.

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