House viewing checklist UK: what to check at every viewing

New homeowners typically spend £5,000–£15,000 on immediate repairs after moving in - and for larger missed issues like rewiring, new roofing, or damp remediation, costs can reach £10,000–£25,000+. Most of these issues were visible at the viewing. They just weren't on anyone's checklist.

Use this checklist on every viewing. Take photos of anything you flag. Review it before making an offer.

Before you arrive

• Note the property age and type - Victorian, Edwardian, interwar, 1960s–80s, new build. Each has specific known issues.
• Check the listing photos for any recently replastered walls, patched ceilings, or damp staining that has been painted over.
• Look up the property on Google Maps satellite view - check the roof and any rear extensions from above.
• Note whether the property is on a flood plain (check Environment Agency flood map).
• Book a second viewing for later in the day if the first is at a time when the property is likely to be presented at its best.

External - before you go inside

• Roof - missing, slipped, or broken tiles; sagging ridgeline; flat roof condition if present
• Chimney - pointing condition, chimney stack lean, flashing at base
• Gutters and downpipes - blocked, overflowing, or detached sections (staining on walls below is a tell)
• Walls - cracks (note whether horizontal, vertical, or diagonal - each signals something different), spalling brickwork, repointing quality
• Extensions - do they look professionally built? Are there visible cracks at the junction with the main house?
• Windows - double glazed throughout? Any misted units (failed seals)? Any single-glazed rooms?
• Damp proof course - visible at base of walls; check for bridging by soil or render

Entrance hall and stairs

• Smell - damp, mould, or musty odour is often the first sign before visible damage appears
• Ceiling - cracks, staining, sagging
• Walls - bubbling paint, tide marks, efflorescence (white salt deposits) indicating damp
• Stairs - bounce or flex in treads, loose banisters, signs of past water damage
• Understairs - is there a meter cupboard? Consumer unit visible? Note fuse box type (older rewirable fuses vs modern MCBs)

Living room

• Chimney breast - if present, has the fireplace been removed? Is there a suitable flue liner if a fire was in use?
• Ceiling and cornicing - any cracks at ceiling rose or where internal walls meet
• Walls - any recently plastered sections (fresh white plaster on older walls = repair; ask why)
• Windows - condensation between panes, draughts, locking mechanisms working
• Radiators - are they present in every room? Do they heat evenly?

Kitchen

• Under the sink - signs of past leaks, staining on base unit, smell
• Ceiling - staining directly below a bathroom above is a major red flag
• Boiler - note make and model, ask for last service date and Gas Safe certificate; boilers over 12–15 years old are approaching end of life (replacement: £2,000–£4,000)
• Extraction - is there a vent to outside, or just recirculating? Missing extraction contributes to condensation damp
• Walls between kitchen and extension - any visible cracking at the junction?
• Floor - any bounce, flex, or soft spots in timber floors

Bathroom and en-suite

• Tiles - grout condition around bath and shower; any loose tiles (tap to check); silicone sealant cracking or going black
• Ceiling - staining or mould, particularly in corners
• Ventilation - extractor fan present and working; window opens
• Pipework - visible pipework material (copper = good, plastic = fine, lead = problem); stopcock location
• Shower - electric or mixer? Any signs of leakage around tray
• Floor - any softness around toilet base or bath (rot indicator)

Bedrooms

• Walls - particularly external walls; cold patches, damp staining, mould in corners (condensation damp is common in poorly insulated bedrooms)
• Loft hatch - is there one? Can you access it? Check for insulation depth, visible rafters condition, any staining on felt
• Windows - draughts, condensation, functioning locks
• Ceiling - any signs of roof leak directly below the loft

Loft (if accessible)

• Roof structure - visible rafters should be straight; any sagging, splitting, or repairs
• Felt and tiles - daylight visible through the roof is a problem
• Insulation - depth and coverage; 270mm mineral wool is current standard
• Water tank - if present, condition and lagging
• Any signs of historic or current water ingress - staining on timbers, wet patches

Garden and outbuildings

• Boundaries - fences, walls, and hedges in good condition? Who owns which boundary (check title documents)
• Drainage - any standing water or waterlogged areas
• Trees close to the house - roots can affect foundations, especially on clay soils
• Outbuildings - planning permission required for some; condition of roof and structure

Questions to ask the estate agent

• How old is the boiler, and when was it last serviced?
• Has any damp treatment been carried out? If so, when and by whom?
• When were the electrics last tested? Is there an EICR (Electrical Installation Condition Report)?
• Has any extension or alteration been built? Are there building regulation completion certificates?
• Has the property ever been flooded?
• Why is the owner selling?
• How long has it been on the market?
• Have there been any previous offers, and if so why did they fall through?

Indicative repair cost reference

Costs are indicative ranges for guidance only. Get specific quotes before making any offer adjustment.

Sources and methodology

Key figures and data referenced on this page:

• UK property fall-through volumes (~300,000 per year) - sourced from Quick Move Now's Fall-Through Report and TwentyCi market data. Annual totals fluctuate with market conditions.
• £3,337 average wasted-fee figure - originally published by HBB Solutions / TSB covering aborted survey, legal and mortgage application fees in England and Wales; widely cited by HomeOwners Alliance.
• Indicative repair cost ranges (boiler, rewire, damp, roof, windows, underpinning, loft insulation) - benchmarked by KeyWise's in-house quantity surveyor against published trade pricing and merchant data. Indicative only - get site-specific quotes before any offer adjustment. Full breakdown in our UK property repair cost guide.
• Public property data - where KeyWise reports reference property age, EPC rating, flood risk or planning history, these come from HM Land Registry, EPC Register, the Environment Agency and local planning portals respectively.

For full data sources, assumptions and how KeyWise generates risk scores and cost estimates, see our methodology page.

Frequently asked questions

How many viewings should I do before making an offer?

A minimum of two viewings on any property you're seriously considering. The first viewing is emotional - you're deciding if you like it. The second should be methodical, using a checklist, ideally at a different time of day and with someone else present.

Can I bring a builder to a viewing?

Yes, and for any property where you've spotted potential issues, this is advisable. Most estate agents will accommodate a second viewing with a trusted tradesperson. A builder's time for an hour's viewing typically costs £50–£150 and can save thousands.

What is the most commonly missed issue at viewings?

Damp - specifically penetrating damp disguised by recent repainting, and condensation damp in poorly ventilated rooms. Cold bridging and patchy replastering are the visual tells that most buyers miss.

About the author

Jag Singh is a Senior Quantity Surveyor with 18 years of experience across residential and commercial property. He founded KeyWise to help UK buyers use price, condition, repair-cost and local market data to make better decisions, negotiate with confidence, and secure the right property at the right price.