House viewing checklist: room by room
At a house viewing, check every room for damp, cracks, window condition and sockets; test water pressure and the boiler; inspect the roof, gutters and drains outside; and walk the street at a different time of day. Then ask the agent why the seller is moving, how long it has been listed, what is included, and whether it is leasehold. A viewing flags questions; a survey answers them.
Every room
- Damp: sniff for mustiness, look for tide marks, peeling paper, black mould around windows.
- Cracks in walls and ceilings. Hairline is common; wide, stepped or growing cracks need a surveyor.
- Windows: double glazed? Do they open? Condensation between panes? Frame condition?
- Enough sockets, and where they are.
- Radiators in every room, cold spots, signs of leaks underneath.
- Storage space, or where your own storage would go.
- Floors: level, squeaks, condition.
- Phone signal in the room (check your own phone as you walk round).
- Ceiling stains: old or active leaks from above.
Kitchen and bathrooms
- Run the taps: water pressure, and how fast hot water arrives.
- Under-sink cupboards: leaks, staining, fresh sealant hiding something?
- Extractor fans work (mould risk if not).
- Boiler: age, service history, where it lives, does it fire up.
- Toilet flushes properly and drains away fast.
- Sealant and grout condition. A cheap fix, but it shows the standard of upkeep.
- Which appliances are staying?
The building
- Fuse box: modern consumer unit or an old fuse board?
- Loft: insulation depth, daylight through the roof, damp timbers. Ask to look.
- Roof from outside: missing or slipped tiles, sagging ridge line.
- Gutters and downpipes: cracks, plants growing, staining on the walls below.
- External walls: cracks, bulging, repointing needed.
- Drains and manhole covers: smells, standing water.
- Extension or loft conversion? Ask about building regulations and planning paperwork.
Outside
- Garden orientation: which way does it face, and where is the evening sun?
- Boundaries: fences and walls, and who owns which side.
- Parking: allocated, permit, or a nightly hunt?
- Trees near the house: roots, leaves in gutters, maintenance.
- Flat roofs on extensions or garages: age and condition.
- Security: door and window locks, side gate, lighting.
The area (do this without the agent)
- Walk the street at a different time of day, and after dark.
- Noise: road, flight path, trains, pubs, neighbours.
- Check broadband speeds at the address with Ofcom's checker.
- Check flood risk for the address on GOV.UK's long-term flood risk service (England).
- Time your actual commute, at commute time.
- Schools, shops and a GP within reach.
Questions to ask the agent or seller
- Why is the owner selling?
- How long has it been on the market? Any price reductions?
- Is there a chain, and how long is it?
- How long have the owners lived there?
- What is included: fixtures, fittings, appliances, curtains, sheds?
- What council tax band is it? Who supplies the energy, and is there a smart meter?
- Any offers so far, and what happened to them?
- Any work done, and is the paperwork available?
- Leasehold or freehold? If leasehold: years left on the lease, ground rent, service charge.
- Any disputes with neighbours or the freeholder?
After the viewing
Book a second viewing at a different time of day before offering, and put your three biggest doubts to the agent in writing. Once an offer is accepted, the money side takes over: the mortgage application checklist maps every stage, and if you have not yet got an agreement in principle, start with what an agreement in principle is. First-time buyer? Budget the whole purchase with the costs budget sheet.
Common questions
How long should a house viewing take?
A first viewing is often only 20 to 30 minutes, which is why a checklist matters: it stops the wow factor (or the smell of fresh paint) doing the deciding. If the house is a contender, book a second viewing at a different time of day and go slower, opening cupboards and running taps.
What are the biggest red flags at a viewing?
Musty smells or fresh paint in odd patches (possible damp), wide or stepped cracks in walls, staining under gutters, bouncy or sloping floors, and a seller vague about why they are moving or what work has been done. None is automatically fatal, but each should go to a surveyor before you commit.
Can I really check broadband and flood risk before offering?
Yes, both are free and take minutes. Ofcom's checker shows the broadband speeds available at the exact address, and GOV.UK's long-term flood risk service shows river, sea and surface-water risk for properties in England. Flood risk can affect insurance cost, which lenders care about.
Does a viewing replace a survey?
No. A viewing flags questions; a surveyor answers them. Once your offer is accepted, consider an RICS Home Survey (Level 2 for conventional homes, Level 3 for older or altered ones). The lender's valuation is for the lender, not an inspection for you.
Founder, MortgageExplained
Adam spent over eight years as a mortgage adviser at Just Mortgages, with further experience in commercial finance. He is CeMAP and CF qualified. He built MortgageExplained to do one thing well: explain mortgages in plain English, so you know where you stand before you speak to a regulated broker. Every page on the site is written by Adam.
Last reviewed by Adam Parker