Property Viewing Checklist: What to Check Before Booking a Survey

Property viewings are your first chance to assess whether a house meets your needs. While professional house surveys provide detailed condition reports, smart viewing practices help you identify obvious red flags before investing in surveys and legal work. This comprehensive checklist ensures you spot concerning issues during viewings, saving time and money when buying a property.

Why a Property Viewing Checklist Matters

Estate agent viewings typically last 15-30 minutes—enough time to see layouts and features but not enough for thorough examination. A systematic viewing checklist ensures you don't miss critical issues in the excitement of seeing a potential new home. Spotting major problems during viewings means you can walk away before incurring survey and legal costs.

Remember, it's the buyer who pays for surveys. If you commission a house survey on a property with obvious major defects you could have spotted during viewing, you've wasted £600-£1,500. Smart viewing practices protect your budget and ensure you only survey properties worth serious consideration.

Essential Property Viewing Checklist

External Examination

Roof condition: Stand back and examine the roof line from various angles. Look for sagging, missing tiles or slates, or visibly deteriorating chimney stacks. While you won't spot all roof problems without professional inspection, obvious defects suggest deferred maintenance throughout the property.

Walls and brickwork: Check external walls for large cracks, particularly diagonal cracks wider than 5mm or cracks at corners. Some hairline cracking is normal in older properties, but extensive cracking or recent-looking cracks warrant concern. Note whether brickwork appears damp or stained—signs of penetrating damp or failed guttering.

Windows and doors: Are windows consistent or a mix of old and new? Mismatched windows suggest piecemeal replacement—budget for completing upgrades. Check if windows open and close smoothly. Sticking windows indicate either poor maintenance or structural movement affecting frames.

Gutters and drainage: Look up at guttering. Is it straight and secure, or sagging and overflowing? Check downpipes connect properly to drains. Defective guttering causes expensive damp problems—if external drainage appears neglected, expect internal issues.

Paths and driveways: Examine ground surfaces near the property. Cracks in paths or drives can indicate ground movement. Notice whether ground slopes toward or away from the building—slopes toward properties increase damp risk.

Internal Examination

Ceilings and walls: Look for cracks, especially around door frames and at ceiling-wall junctions. Check for damp staining—brown watermarks indicate past or current leaks. Fresh paint might hide problems—ask when decorating was done and why. Musty smells often indicate hidden damp even if surfaces appear dry.

Floors: Walk across all floors noting bounce or creaking. Excessive movement suggests structural floor problems. Check if floors feel level—sloping floors indicate settlement or structural issues. Lift corners of carpets if possible to examine floor condition beneath.

Bathrooms and kitchens: Turn on taps and flush toilets checking water pressure and drainage. Look under sinks for signs of leaks. In bathrooms, check for mold on ceilings and around windows—indicates poor ventilation. Examine tile grouting and sealant—deteriorated seals allow water penetration behind fittings.

Roof space (if accessible): If you can access the loft, take a quick look. You won't conduct detailed inspection, but note insulation levels, signs of leaks (watermarks on rafters), and overall roof structure condition. If access is restricted or dangerous, note this for the surveyor.

Heating and Utilities

Heating system: Find the boiler and note its age and type. Look for make and model details to research online. Modern condensing boilers typically last 10-15 years—older systems may need replacement soon at £2,000-£4,000. Check if all rooms have radiators. Ask when the system was last serviced.

Electrical systems: Check the consumer unit (fuse box). Modern units have switches (circuit breakers); old-style fuse boxes with wire fuses suggest outdated wiring needing replacement at £4,000-£8,000. Count electrical outlets—properties with few sockets need expensive upgrades for modern living.

Plumbing: Note pipe materials where visible. Lead pipes appear dull gray and should be replaced. Copper pipes are standard. Check under sinks and around radiators for corrosion or leaks. Ask about water pressure—weak pressure indicates plumbing problems or undersized mains connections.

Questions to Ask During Viewings

Questions for Estate Agents

Questions About Property History

Ask about any building work done—extensions, conversions, new roofs, rewiring, or replumbing. Request paperwork confirming building regulations approval. Undocumented alterations create problems during selling and may require retrospective approval costing thousands.

Inquire about any past problems—flooding, subsidence, Japanese knotweed, or previous insurance claims. Sellers must disclose known issues. If they're evasive or claim "no problems," ensure your survey examines thoroughly. Past problems often recur or indicate ongoing issues.

Questions About Running Costs

Ask approximate annual costs for heating, electricity, water, and council tax. Request copies of recent utility bills if possible. Properties with exceptionally high running costs indicate poor energy efficiency requiring expensive improvements after purchase.

For properties with shared elements (flats, apartments), ask about service charges and ground rent. Request several years of accounts to check for escalating costs or major works planned.

Red Flags to Walk Away From

Structural Warning Signs

Some issues are so serious you should walk away immediately rather than proceeding to survey:

• Active subsidence: Fresh, wide cracks (10mm+) particularly if diagonal
• Major dampness: Extensive dampness affecting multiple rooms with mold growth
• Severe roof damage: Obviously sagging roof structure or large areas of missing tiles
• Condemned electrics: Ancient fuse boxes or visibly dangerous wiring
• Failed drainage: Sewage smells or obvious drainage backups

These issues require tens of thousands to address. Unless the property is priced dramatically below market reflecting these problems, moving on saves time and money.

Non-Structural Deal-Breakers

Beyond physical condition, other factors may make properties unsuitable:

Documenting Your Viewing

Photos and Notes

Most estate agents allow photography during viewings—always ask permission. Take photos of each room, specific features, and any concerns. Photos help you remember properties after viewing multiple homes and provide references when discussing findings with surveyors.

Make notes during or immediately after viewings. Record room dimensions if provided, note concerns or questions, list positive features you loved, and document anything needing clarification. These notes guide follow-up questions and help you compare properties objectively.

Floor Plans and Measurements

Estate agents provide floor plans, but verify key dimensions during second viewings. Measure rooms you'll furnish to ensure your furniture fits. Check ceiling heights in loft conversions or older properties—some rooms may have restricted head height affecting usability.

When to Commission a Survey

Viewing Success Criteria

Only proceed to survey when a property meets these criteria:

• Location and layout match your requirements
• No obvious major structural problems spotted
• Price seems reasonable for the condition
• You're prepared to make an offer subject to survey
• Property has been on market reasonable time (not instant rush)

Getting a survey when buying a house is essential, but only survey properties passing your viewing assessment. This saves money on properties you wouldn't buy even with perfect survey results.

Conclusion: Smart Viewings Lead to Successful Purchases

Property viewings are your opportunity to assess suitability before significant investment. Using this comprehensive checklist ensures you don't miss obvious problems, ask appropriate questions, and make informed decisions about which properties deserve professional surveying.

Remember, viewings identify obvious issues and unsuitable properties. Professional house surveys from qualified surveyors examine conditions thoroughly, uncovering hidden defects viewings cannot reveal. The two processes complement each other—smart viewing practices followed by comprehensive surveys protect your investment when buying a property.