Property viewings often feel rushed, with estate agents guiding you through quickly you're distracted by décor and presentation. However, systematic assessment during viewings helps you identify genuine suitability, spot potential problems, and ask informed questions. Arriving with a clear checklist ensures you evaluate properties thoroughly rather than making emotional decisions based on staging.

Structural condition and maintenance

Look beyond cosmetic presentation to underlying condition. Check ceilings and walls for cracks, particularly around door frames and corners where structural movement appears first. Small hairline cracks are common and usually insignificant, but wide cracks, stepped cracks in brickwork, or gaps between walls and ceilings warrant investigation.

Examine windows and doors. Do they open and close smoothly, or do they stick, suggesting settlement or moisture damage? Check for condensation between double-glazing panes, indicating failed seals requiring replacement. Inspect window frames for rot in wooden frames or corrosion in metal ones.

Look for damp signs, musty smells, peeling wallpaper, tide marks on walls, or mould growth, particularly in corners, around windows, or on external walls. Damp causes serious problems and expensive remediation, so apparent signs should trigger detailed surveys before proceeding.

Heating and insulation

Test radiators if viewing when heating is on, are they warm throughout, or do some stay cold suggesting system problems? Ask about boiler age and service history. Boilers over fifteen years old likely need replacement soon, representing significant expense.

Check loft insulation depth if possible. Modern standards require at least 270mm insulation, and properties with insufficient insulation cost more to heat and may need upgrading. Look for cavity wall insulation, external inspection sometimes reveals telltale fill holes or ask the agent directly.

Electrical systems

Count sockets in each room. Modern living requires numerous devices, and properties with inadequate sockets prove frustrating and potentially expensive to upgrade. Check whether sockets look modern or dated, old round-pin sockets or Bakelite fittings indicate systems needing complete rewiring.

Look at the consumer unit (fuse box). Modern units have individual circuit breakers; older fuse boxes with rewirable fuses suggest outdated wiring requiring replacement. Ask when the electrical system was last tested, rental properties require testing every five years, and similar standards apply for purchases.

Plumbing and water pressure

Turn on taps to check water pressure; weak flow throughout suggests supply issues. Run hot water to test how quickly it arrives and whether temperature remains consistent. Check under sinks for leaks, corrosion, or previous water damage.

Ask about the water heating system; combi boilers, system boilers, or traditional hot water cylinders each have different characteristics affecting hot water availability and costs.

Storage and space

Open all cupboards and wardrobes to assess actual storage capacity. Staged properties often use minimal furniture to maximise apparent space, but you need to store your actual possessions. Measure rooms if dimensions are critical for your furniture, agents' floor plans aren't always precisely accurate.

Check ceiling heights in older properties, particularly where loft conversions exist. Very low ceilings in bedrooms or cramped spaces under eaves affect usability significantly.

Natural light and noise

Notice which direction rooms face and how much natural light they receive. North-facing rooms stay darker and colder, affecting both comfort and energy costs. Consider whether lighting levels suit your needs, particularly in rooms you'll use most.

Listen for noise, from roads, railways, neighbouring properties, or commercial premises nearby. Visit at different times, if possible, as traffic patterns, neighbour activity, and commercial operations vary throughout the day and week.

Outside spaces and boundaries

Inspect gardens, paths, and driveways for maintenance requirements. Overgrown gardens, cracked paving, or deteriorating boundaries represent work and expense. Check boundary fences and walls, who owns them, and what condition are they in?

Look for parking adequacy, both for you and visitors. Is designated parking included, or will you rely on street parking that might prove difficult?

Neighbourhood context

Walk around the immediate area. Do properties appear well-maintained? Are streets clean and cared-for? Does the neighbourhood feel safe and welcoming? Check local amenities like shops, schools, parks, transport links, ensuring they meet your needs.

Questions to ask

Prepare questions beforehand:

Why are vendors selling?
How long has the property been marketed?
What's included in the sale?
Are there any known issues?
What are the council tax band and typical utility costs?
Have any structural works been completed, and do guarantees exist?

Taking notes and photographs

Photograph rooms systematically to refresh your memory later. Estate agents usually permit this but ask first. Take notes about specific concerns, measurements, or features to remember when comparing multiple properties.

Contact us to arrange comprehensive viewings with expert guidance