Ultimate Property Viewing Checklist Before Your Survey

Property viewings are exciting – you're imagining your future home, picturing your furniture in place, and deciding if this is "the one." But viewings are also crucial fact-finding missions. What you spot during viewings helps you decide whether to make an offer and which type of house survey you'll need. This comprehensive checklist ensures you don't miss important warning signs.

Why Property Viewings Matter

Your viewing observations serve three purposes. First, they help you decide if you want to buy the property. Second, they inform which survey type you should commission. Third, they give your surveyor helpful background information about concerns to investigate during the inspection.

Think of viewings as your preliminary survey. You're not a qualified surveyor, but you can spot obvious red flags and ask important questions. Professional house surveys conducted by chartered surveyors will investigate thoroughly, but your viewing notes ensure nothing gets overlooked.

Before the Viewing: Preparation

Successful viewings start before you arrive at the property. Proper preparation makes you a more effective house hunter.

Research the Property

• Check the listing details carefully – note any discrepancies during viewing
• Review the Energy Performance Certificate (EPC) online
• Look at historic listings if the property has been for sale before
• Check planning applications on the local council website
• Research recent sale prices of similar properties nearby
• Use Google Street View to see the property and neighborhood
• Look for flood risk information on government websites

Prepare Your Questions

Write down questions beforehand. Estate agents are experienced at handling viewings, and it's easy to forget to ask important things. Essential questions include:

• Why is the owner selling?
• How long has it been on the market?
• What's included in the sale?
• When was it last rewired?
• What's the age and condition of the boiler?
• When was the roof last replaced or repaired?
• Are there any issues with damp?
• Have there been any insurance claims?
• Are there any boundary disputes?
• What's included in service charges (if applicable)?

What to Bring

• Smartphone for photos (always ask permission first)
• Notepad and pen for observations
• Tape measure
• Small torch for dark spaces
• Compass (to check which direction rooms face)
• Your question list

External Inspection: Starting Outside

Begin your viewing outside the property. External condition indicates how well the property has been maintained.

Overall Impression

• Does the property look well-maintained or neglected?
• How does it compare to neighboring properties?
• Is the garden tidy or overgrown?
• Are there obvious repairs needed?
• What's your gut feeling about the property's condition?

Roof Inspection from Ground Level

The roof is one of the most expensive elements to repair or replace. Look for:

• Missing, broken, or slipped tiles or slates
• Sagging roof line (indicates structural problems)
• Chimney condition – leaning, damaged pots, missing pointing
• Gutters and downpipes – are they intact, or damaged and leaking?
• Moss or vegetation growing on roof (indicates poor maintenance)
• Different colored patches (suggest previous repairs)
• Satellite dishes or solar panels and their condition

Roof problems don't necessarily mean don't buy – but they do mean you need a comprehensive RICS Level 2 or Level 3 survey and should factor repair costs into your offer.

Walls and External Surfaces

• Cracks in walls – small hairline cracks are normal, but wide or stepped cracks need investigation
• Condition of brickwork – is pointing crumbling or missing?
• Render condition – is it cracked, loose, or falling away?
• Signs of damp – look for green algae, staining, or tide marks
• Windows – are frames rotten, painted shut, or broken?
• Doors – do they fit properly or show gaps?
• External paintwork condition
• Damp proof course visible (slate or bitumen layer in brickwork about 15cm above ground)

Drainage and Grounds

• Manhole covers – lift if possible to check for blockages or damage
• Surface water drainage – where does rain go? Are there puddles indicating poor drainage?
• Gardens – is the slope toward or away from the house?
• Boundaries – are fences and walls in good condition?
• Trees – are large trees very close to the property (root damage risk)?
• Outbuildings – condition of garages, sheds, conservatories

Internal Inspection: Room by Room

Now for the inside. Work systematically through every room, even if you're not planning to use all of them.

General Interior Observations

• Overall smell – musty odors suggest damp problems
• Temperature – is it cold despite heating? (indicates poor insulation)
• Natural light levels in each room
• Noise from outside or neighboring properties
• Mobile phone signal strength (test in different rooms)
• General state of decoration and maintenance

Ceilings

Look up – ceilings reveal important information:

• Cracks (especially between ceiling and walls)
• Sagging or bowing
• Water stains (brown or yellow patches)
• Mold growth (often in corners)
• Recent patching or repainting (could hide problems)
• Quality of decorative plasterwork if period property

Walls

• Cracks – note location, size, and direction
• Damp patches or staining (especially low on walls)
• Peeling paint or wallpaper (damp indicator)
• Bulging or bowing walls
• Mold growth (particularly behind furniture, in corners)
• Quality of plastering
• Evidence of previous repairs

Floors

Test floors by walking on them:

• Bounce or spring (suggests structural issues with joists)
• Unevenness or slopes (foundation or subsidence problems)
• Loose or lifting floorboards
• Condition of floor coverings
• Squeaks and creaks (may just need fixing but could indicate problems)
• Damp patches on carpets near external walls

Windows and Doors

• Open and close every window – do they work properly?
• Check for rot in wooden frames (especially sills)
• Condensation between double glazing (seal failure)
• Draughts around frames
• Window locks and security features
• Doors – do they stick, or are there gaps? (building movement indicator)
• Check locks on external doors

Key Rooms: Specific Checks

Kitchen

• Age and condition of units (replacement is expensive)
• Appliances included and their condition
• Plumbing leaks under sink
• Damp under sink or around dishwasher
• Electrical sockets – enough for modern appliances?
• Ventilation – is there an extractor fan?
• Natural light
• Storage space

Bathrooms

• Suite condition and age
• Water pressure – turn on taps
• Flush the toilet – does it work properly?
• Check for leaks around bath, shower, toilet
• Sealant condition around bath and shower
• Mold on ceiling or walls
• Extractor fan present and working
• Tiles – are any loose, cracked, or missing?
• Hot water – how long does it take to come through?

Bedrooms

• Size – will your furniture fit? (measure if needed)
• Storage – built-in wardrobes condition
• Natural light and room aspect
• Noise from street or neighbors
• Heating – radiator size appropriate for room?
• Condition behind furniture if visible

Services and Utilities

Heating System

• Type of system (gas, electric, oil?)
• Boiler age and condition
• Location of boiler
• Is there a recent boiler service record?
• Radiators in all rooms – are they hot when heating on?
• Thermostat and controls
• Obvious leaks or corrosion

Electrical System

• Consumer unit (fuse box) – is it modern or old-style?
• Age of visible wiring
• Enough sockets in each room for modern living?
• Test light switches – do they all work?
• Smoke alarms present and working?
• Any burning smells or scorch marks around sockets?

Plumbing

• Water pressure – test all taps
• Hot water system type and age
• Visible pipework condition
• Any leaks visible?
• Water tank location and condition (if accessible)

Loft and Cellar Spaces

Loft/Attic

Always ask to see the loft if accessible:

• Insulation – how much is there? (should be 270mm+)
• Roof structure condition from inside
• Signs of leaks or water damage
• Evidence of rot in timber
• Pest infestation signs
• Water tanks and their condition
• Wiring condition
• If converted – proper stairs, windows, insulation?

Cellar/Basement

• Damp or water ingress
• Ventilation
• Evidence of flooding
• Structural condition
• If converted – is it habitable space with proper damp proofing?

Questions to Ask the Estate Agent or Seller

Get answers to these crucial questions:

About the Property

• Age of the property and any extensions?
• When were major systems last updated (electrics, boiler, roof)?
• Any guarantees or warranties transferable?
• Has there been any subsidence, flooding, or major repairs?
• Any planning permissions or building regulations certificates?
• What's included in the sale price?
• Have all building works had proper approval?

About the Sale

• How long has it been on the market?
• Why is the owner selling?
• Have there been any previous offers?
• What's the owner's timescale?
• Are they in a chain?

About Running Costs

• What are typical heating bills?
• Council tax band?
• Service charges if a flat or leasehold?
• Any upcoming major works planned?

Red Flags: When to Walk Away

Some issues are so serious you should seriously reconsider:

• Major structural cracks (wide, stepped, recent)
• Evidence of severe subsidence
• Extensive damp throughout the property
• Roof in very poor condition needing complete replacement
• Serious electrical safety issues
• Strong smell of mold or damp that's pervasive
• Unauthorized building work (no building control sign-off)
• Property requiring more renovation than you can afford
• Seller reluctant to answer basic questions

Red flags don't always mean walk away – but they do mean commission a comprehensive RICS Level 3 building survey before proceeding further.

Second Viewings

If you're serious about making an offer, always arrange a second viewing:

• View at a different time of day to check light levels
• Visit on a rainy day to check for leaks or drainage issues
• Bring a family member or friend for a second opinion
• Measure rooms and check furniture will fit
• Re-check anything that concerned you first time
• Look more carefully now you're not seeing everything for the first time
• Check the neighborhood at different times

After the Viewing: Next Steps

Organize Your Notes

Immediately after the viewing, while everything's fresh:

• Write up detailed notes on what you saw
• List any concerns or problems spotted
• Note questions that weren't answered
• Review photos if you took any
• Rate the property honestly

Decide on Survey Type

Your viewing observations inform which survey you need:

• Few issues, modern property: RICS Level 1 may suffice
• Standard property, reasonable condition: RICS Level 2 recommended
• Older property or visible defects: RICS Level 3 essential
• New build: Snagging survey required

Brief Your Surveyor

When you commission your house survey, share your viewing notes:

• Tell the surveyor about specific concerns you spotted
• Share photos of anything worrying
• Mention questions the seller couldn't or wouldn't answer
• Provide context about the property's history if you know it

This helps qualified surveyors focus on potential problem areas during their inspection.

Common Mistakes to Avoid

• Viewing only once before making an offer
• Falling in love with a property and overlooking problems
• Not asking enough questions
• Relying solely on the estate agent's description
• Viewing in a rush without proper time to check everything
• Not visiting the area at different times
• Forgetting to check obvious things like turning on taps
• Being too embarrassed to look in cupboards, lofts, etc.
• Not taking notes (you'll forget details)
• Skipping a professional survey because the viewing looked fine

The Professional Survey

Remember: your viewing, no matter how thorough, is not a substitute for a professional house survey. You can spot obvious problems, but chartered surveyors have the training, experience, and equipment to find hidden defects. They'll inspect areas you can't access and identify issues you wouldn't know to look for.

Think of viewings as deciding whether to proceed and what survey to commission. The professional survey is what actually protects your purchase.

Related Articles

• Complete Guide to House Surveys for First-Time Buyers
• Understanding RICS Survey Levels 1, 2 & 3
• Common Structural Problems Found in House Surveys
• Understanding Damp in Property Surveys