House Viewing Checklist – What to Look Out for When Viewing Property

We realise that buying a property is a significant decision and a huge financial commitment. Regardless of whether you are a first-time buyer or seasoned property owner, it pays to be prepared. 

Our conveyancing team has put together a checklist with key things to look out for when viewing a property. This checklist helps you assess critical aspects such as structural condition, energy efficiency, and legal and financial considerations, making your decision process easier and more informed. 

Not every item on this list falls directly to you. Many of the legal, tenure, and compliance checks can be handled by your conveyancing team. Reviewing lease terms, verifying planning consents, investigating flood risk, and confirming title restrictions are all the types of things that will be handled on your behalf by your conveyancing solicitor as part of the purchase process. 

Knowing what to look for during a viewing is important, especially for first-time buyers. Understanding what to look out for means you can ask the right questions early, flag potential concerns to your solicitor, and avoid committing to a property that could create problems further down the line. 

Use our property viewing checklist as a practical guide to walk through each viewing methodically, take notes, and build up a clear picture before making any decisions.

Property Viewing Checklist 2026

INTERIOR — GENERAL

• Structural condition: Look for damp patches, hairline or structural cracks, and any evidence of recent cosmetic work that may be concealing problems.
• Ceilings and walls: Check for water staining, bulging plasterwork, or signs of previous leaks, particularly below bathrooms or flat roofs.
• Flooring: Check for uneven surfaces, soft spots underfoot (possible rot or subsidence), or damage under rugs and furniture.
• Lighting and electrics: Test all switches. Look for outdated fuse boxes (older consumer units may require upgrading) and check whether the property has a recent electrical installation condition report (EICR).
• Sockets and outlets: Count and assess the position of plug sockets, properties with limited outlets may reflect older wiring.
• Heating system: Ask about the type, age, and service history of the boiler. Ask specifically whether it is a combi, system, or heat-only boiler. Note whether the property has or could accommodate an air source heat pump, given the government's ongoing boiler upgrade incentives.
• Smart meter: Is one installed? Is it first or second generation (SMETS1 or SMETS2)?
• Insulation: Ask about cavity wall, loft, and underfloor insulation, particularly relevant given rising energy costs and the EPC requirements coming into force for rental properties from 2028.
• Storage: Assess built-in and general storage realistically, hallways, under stairs, loft, and utility space.
• Smoke and carbon monoxide alarms: Are they present, working, and correctly positioned? Since October 2022, CO alarms are legally required in rooms with a fixed combustion appliance. Check when the batteries were last changed.
• Loft: Is it accessible, boarded, and insulated? Check for signs of condensation, pests, or nesting birds.
• Basement (if applicable): Look carefully for damp or flood risk. Tanking (waterproofing treatment) is not always a permanent fix.
• Curtains and blinds: Confirm what is included in the sale.
• Natural light and ventilation: Assess each room at the time of day you are viewing and consider how it changes seasonally.

KITCHEN

• Age and condition: How old is the kitchen? Is a full replacement likely in the near term?
• Appliances: Test all integrated appliances. Are the hobs and oven gas or electric? Given the shift toward induction, is the electrical supply adequate for an upgrade?
• White goods: What is included or available to purchase? Is there adequate space for your own appliances?
• Units and worktops: Check inside and underneath cabinets for signs of damp, swelling, or pest activity.
• Sink and taps: Check for leaks, low water pressure, or slow drainage.
• Extractor: Is there a functional extractor fan or cooker hood? Is it vented externally or recirculating?
• Space planning: Is there room for a dishwasher, fridge-freezer, and washing machine if not already present?

BEDROOMS

• Number, size, and flexibility: Will the bedrooms meet your needs now and in the coming years? Could any room serve a dual purpose (home office, nursery)?
• Wardrobe and storage: Are there built-ins, or is the room large enough to accommodate freestanding furniture without it feeling cramped?
• Natural light: Which direction do the rooms face, and how does that affect light at different times of day?
• Ventilation: Are there opening windows? Rooms without windows can create issues with condensation and air quality.

BATHROOMS AND PLUMBING

• WC: Flush all toilets and check cistern refill speed.
• Sinks, bath, and shower: Test water pressure and temperature. Is there a shower over the bath or a separate enclosure?
• Tiles and grout: Look closely for cracked grout, black mould, or tiles that sound hollow when tapped (suggesting movement behind them).
• Ventilation: Is there an extractor fan or opening window? Poor ventilation is one of the most common causes of mould in bathrooms.
• Pipework: Are there any visible pipes that may indicate older plumbing (e.g., lead pipes in older properties)?
• Water type: Is the area a hard water area? Limescale build-up affects appliance lifespan and plumbing.

LIVING AND DINING SPACES

• Layout and flow: Can you visualise your furniture in the space comfortably? Are doorways and corridors wide enough for larger items?
• Natural light: Assess light quality, not just quantity, south-facing rooms are generally warmer and brighter.
• Fireplace or wood burner: Is it functional, HETAS-certified, and properly flued? Check when the chimney was last swept. Note that smoke control area restrictions in many towns and cities affect what can be burned.
• Wall sockets: Are there enough, and in practical positions for your usage? 

WINDOWS AND DOORS

• Condition and draughts: Check all windows open, close, and lock properly. Single glazing is increasingly rare but worth flagging on older properties.
• Double or triple glazing: What is the condition? Misted panes indicate failed seals, which reduces thermal performance.
• Locks and security: Do all external doors and ground-floor windows have suitable locks?
• Smart locks or security systems: Is there a burglar alarm or CCTV? Is it owned outright or on a subscription contract?

EXTERIOR AND STRUCTURE

• Brickwork and render: Look for cracks, spalling, or areas of re-pointing that may indicate movement.
• Roof: Ask about the age, material (slate, tile, felt flat roof), and when it was last inspected. Check for missing, slipped, or moss-covered tiles.
• Gutters and downpipes: Are they clear, properly fixed, and directing water away from the walls?
• Chimney stacks: Check the pointing and any flashing around the base of the stacks.
• External paintwork and cladding: If any external cladding is present, particularly on a flat or maisonette, ask whether an EWS1 (External Wall System) assessment has been completed, this remains relevant for mortgage purposes following the Grenfell-related building safety reforms.
• Solar panels: Are there any on the roof? Are they owned outright or subject to a lease arrangement? A leased solar panel agreement can affect your mortgage and the sale process.
• EV charging point: Is there an existing charger installed? Is there off-street parking and a suitable electricity supply to add one if needed?
• Trees: Are there significant trees close to the property? Check whether they are subject to a Tree Preservation Order (TPO), which would restrict work. Root proximity to foundations can also be a concern.

GARDEN AND OUTDOOR SPACE

• Size and usability: Is the garden large enough for your needs? Which direction does it face?
• Privacy: Assess boundary fencing, hedging, and overlooking from neighbouring properties or footpaths.
• Condition and maintenance: Is it manageable, overgrown, or heavily paved? Check for signs of Japanese Knotweed. Sellers are legally required to declare it, and mortgage lenders may require a management plan before lending.
• Outbuildings: Is any garage, shed, or outbuildings included within the title boundary? Are they in a usable state?
• Parking: Is there a driveway, off-street parking, or a permit zone? Is there capacity to add an EV charger if parking is available?

SURROUNDING AREA

• Local amenities: Schools, GP surgeries, supermarkets, public transport, and leisure facilities.
• Noise and disturbance: Visit at different times. Weekday mornings and weekend evenings can tell very different stories about noise levels.
• Crime rates: Check data on local crime rates for the specific postcode before committing.
• Future development: Check the local authority’s planning portal for any nearby applications that could affect outlook, traffic, or noise.
• Comparable sales: Research recent sold prices on Rightmove or Land Registry for similar properties nearby.

GENERAL LEGAL AND FINANCIAL CHECKS

• Council tax band and cost: Verify directly on the local authority's website rather than relying on the seller.
• EPC rating: Check the current rating and the recommendations for improvement. Ratings of F or G may indicate high running costs and, if you intend to rent the property in future, would need upgrading before letting.
• Flood risk: Check the Environment Agency’s flood risk mapping tool independently. Ask the seller directly about any historical flooding, including surface water or sewer flooding, which is increasingly common and not always disclosed spontaneously.
• Radon gas: Check whether the property is in a high-radon area using the UK Health Security Agency mapping tool. Remediation systems exist but add cost.
• Planning permission and permitted development: Ask for documentation for any structural works, extensions, or loft conversions. Check whether any planning conditions are still live.
• Restrictive covenants: Is the property listed or in a conservation area? Are there any covenants that restrict alterations, use, or the type of buyers permitted?
• Broadband and connectivity: Use Ofcom’s broadband checker for the postcode. Ask whether the street has full-fibre (FTTP) access, a significant factor in both usability and future saleability.
• Mobile signal: Test coverage from all major networks while on-site, particularly in the garden and any basement or lower ground floor area.
• Utilities and meters: Locate and note the electricity, gas, and water meters. Ask the age of the boiler and confirm it is on a current service contract.
• Accessibility: Consider whether the layout would accommodate any mobility needs now or in the future, and whether any adaptations would be straightforward.
• Completed renovations: Request evidence of planning permission, building regulations sign-off, and any installer guarantees (e.g., FENSA certificates for windows, Gas Safe certificates for boiler work).

LEASEHOLD / FLAT-SPECIFIC CHECKS

• Tenure: Is the property leasehold, freehold, or share of freehold? For leaseholds, note that the Leasehold and Freehold Reform Act 2024 significantly changed the rights of leaseholders Your solicitor will be able advise you on the implications.
• Lease length: How many years remain? Anything under 80 years can affect mortgage availability and become increasingly costly to extend.
• Ground rent: Following the Leasehold Reform (Ground Rent) Act 2022, new leases should have zero ground rent. Check carefully if the lease predates this and what the ground rent review terms are.
• Service charges: Request the last three years of service charge accounts. Ask about any anticipated major works or Section 20 notices that may result in a large one-off charge.
• Building safety: For flats in multi-storey blocks, ask whether a building safety case has been prepared under the Building Safety Act 2022 and whether there are any unresolved cladding or fire safety remediation obligations.
• Management company: Who manages the building? What is the reputation and responsiveness of the managing agent?
• Communal areas: Inspect stairwells, entrance areas, and any shared garden or parking, their condition reflects how well the building is managed.
• Neighbours: Are they above, below, or alongside you? Ask about noise levels and whether there is a residents' management committee.
• Shared services: Confirm which services (drainage, roof maintenance, etc.) are shared and how costs are split.
• Pets and subletting: Check the lease for any restrictions on keeping pets or subletting the property.

QUESTIONS TO ASK THE SELLER

• Is there a property chain, and how long has it been in place?
• Why are you selling, and what is your ideal timescale?
• How old is the property, and what significant works have been carried out during your ownership?
• How much interest has there been, and are there other offers on the table?
• How long has it been on the market, and has the price been reduced?
• What would you say about the area and the neighbours?
• Have there been any disputes with neighbours? (Sellers in England and Wales are legally required to disclose this on the TA6 Property Information Form.)
• What is included in the sale, fixtures, fittings, appliances, and any outdoor items?
• Are there any ongoing issues with the property you are aware of?

SURVEYS

Your mortgage lender will require a basic valuation, but this is for their benefit, not yours. A HomeBuyer Report or full structural survey is strongly recommended for any property, particularly older or non-standard construction. For listed buildings, extended properties, or those showing visible defects, commission a full building survey. Your conveyancing solicitor can advise you further.

Local Conveyancing Solicitors 

 

At Russell & Russell, our Residential Property solicitors help buyers navigate the conveyancing process to ensure a successful completion. 

Our experienced team of solicitors offer efficient, convenient and cost-effective conveyancing services to clients in Bolton, Atherton, Bury, Chester, Farnworth, Horwich, Middleton and across the North West.

The firm is accredited under the Law Society Conveyancing Quality Scheme, which is the recognised quality standard for residential conveyancing practices.

For more information, or to speak to one of our specialist conveyancers in Chester, Bolton and across the North West, please get in touch with Russell & Russell Solicitors. You can call us on 0800 103 2600 or make an online enquiry.

Read some of our previous articles for related information:

• Is Now a Good Time to Buy a Property in the North West?
• What are Searches?

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Please note that this article is meant as general guidance and not intended as legal or professional advice. Updates to the law may have changed since this article was published.