At a house viewing, check the roof, external walls and gutters before you go inside; then the smell of damp on entry, the boiler's age and service history, the fuse box, window seals, bathroom sealant and the loft. Ask the agent about damp treatment, electrical testing (EICR), building regulations for any extension, and why the seller is moving. The full property viewing checklist below covers every room - and you can download it as a printable PDF to take with you.
The 10 checks that matter most
- Roofline and tiles - sagging ridge, slipped or missing tiles
- Diagonal cracks in external walls - wider at the top needs investigating
- The smell of damp or must the moment you walk in
- Fresh plaster or new paint patches on older walls - ask why
- Boiler age and last service date - over 12-15 years is end of life
- Fuse box - modern circuit breakers or older rewirable fuses
- Misted double glazing (failed seals) and single-glazed rooms
- Bathroom sealant and grout - cracking or black mould
- Loft - insulation depth and staining on timbers
- Kitchen ceiling directly below a bathroom - staining is a red flag
Free download
Take it with you
Download the free printable property viewing checklist (PDF) - every check on this page, room by room, on a single printable page.
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 property viewing 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
What the 2026 home buying reforms mean for viewings
The government's home buying and selling reform roadmap, published in 2026, proposes that sellers provide more material information upfront - before buyers offer - including sales packs covering title, searches and key property information. The direction is right: it moves information earlier in the process, which is exactly where it belongs.
Two things to keep in mind. First, the reforms will take years to fully arrive, and the buyers viewing this weekend can't wait for them. Second, even once sales packs exist, they will describe the property's paperwork - not its physical condition on the day you view it. A seller's pack won't tell you the boiler is on its last legs, the bathroom sealant has failed, or the fresh paint in one bedroom is hiding something. The checks on this page stay yours to make, reform or no reform.
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
| Issue | Typical cost range (UK, 2026) |
|---|---|
| New boiler | £2,000 - £4,000 |
| Full rewire (3-bed house) | £4,000 - £9,000 |
| Damp treatment (rising damp) | £1,500 - £5,000 |
| New roof (3-bed semi) | £5,000 - £14,000 |
| Roof repair (partial) | £500 - £3,000 |
| Underpinning (subsidence) | £10,000 - £50,000+ |
| New windows (whole house) | £5,000 - £15,000 |
| Loft insulation (top-up) | £300 - £1,500 |
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?
Can I bring a builder to a viewing?
What is the most commonly missed issue at viewings?
What is a property viewing checklist?
How long should a house viewing last?
Is 15 minutes enough to view a house?
What should you check before booking a house viewing?
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.