What to check before making an offer on a house

Direct answer

Before making an offer in the UK, check four things: price (recent sold prices for comparable homes), condition (damp, roof, electrics, windows, heating, structural movement), legal/tenure (freehold vs leasehold, lease length, ground rent, restrictions) and local context (planning, flood risk, transport, schools). Ask the agent targeted questions, take photos, get a second viewing, and only offer when you can justify the number with evidence.

The offer-before-check checklist

Do not put an offer in until you can tick all of the following:

I've viewed the property at least twice, at different times of day.
I've pulled recent sold prices for the same street or postcode sector.
I've inspected the property for visible damp, cracks, roof issues and old services.
I know whether it's freehold or leasehold (and the lease terms if leasehold).
I've checked planning history on the address and immediate neighbours.
I've checked Environment Agency flood risk.
I've asked the agent at least 10 structured questions and noted the answers.
I can justify my offer price against evidence - not just feel.

Price checks

Asking price is a marketing number. Achieved price is what matters. Use HM Land Registry Price Paid data (free) to find recent sold prices for similar homes in the same postcode sector, narrowed by bedroom count and property type. Adjust for condition - a refurbished comparable is not the same as a tired one.

Property repair costs UK - use typical cost ranges to adjust your offer for what you'll need to spend.

Condition checks

The biggest financial risks at offer stage are condition issues you missed at the viewing. Damp, roof, electrics, heating, windows and structural movement together account for most post-purchase regret. Walk through the property with a structured checklist - not a vibe.

The complete house viewing checklist - room-by-room.
What to look for when viewing a house - damp, cracks, roof, electrics.
Signs of damp when viewing a house - what to spot, what it costs.
How to spot structural cracks at a viewing.

Legal and tenure checks

The agent's listing will say freehold or leasehold - verify it, and dig deeper if leasehold. Lease length, ground rent escalation, service charges, restrictions on alterations and pets, and any forfeiture clauses can all change the value materially.

Leasehold red flags for buyers - the lease terms that should change your offer or stop it altogether.
Extension & loft conversion questions - planning and building-control sign-off.

Local area checks

A great house in the wrong context loses money. Before you offer, check:

Planning portal for the address and immediate neighbours - applications, approvals, refusals.
Environment Agency flood risk classification.
Transport - actual commute, not the brochure number.
Conservation area, listed status, tree preservation orders - these constrain what you can do.
Local plans - major developments nearby that aren't built yet.

Questions to ask the agent

Agents are paid by the seller. They are not obliged to volunteer problems. Ask direct questions and write down the answers - you'll need them later.

30 questions to ask at a house viewing - the full list, with the answers that should change your offer.

When to use KeyWise

KeyWise is the structured layer over all of the above. It pulls the public data (comparables, planning, flood, EPC), combines it with your viewing observations, and turns the result into a single pre-offer report with an evidence-backed offer range.

What still needs a survey and a solicitor

A pre-offer check does not replace a RICS survey, a mortgage valuation, conveyancing, or regulated financial advice. Use the checks above to decide whether a property is worth committing to - then instruct the professionals once your offer is accepted.

What a home survey does not tell you - and what to commission separately.

Ready to offer with evidence?

See exactly what a KeyWise pre-offer report includes, or jump straight to pricing.

See a sample report View pricing

FAQs

What should I check before making an offer on a house in the UK?

Before making an offer you should check four things: price (recent sold prices for comparable homes), condition (damp, roof, electrics, windows, heating, structural movement), legal/tenure (freehold vs leasehold, lease length, ground rent, restrictions) and local context (planning history, flood risk, transport, schools). The goal is to arrive at the offer stage with evidence - not feelings.

How long should I spend at a viewing before making an offer?

A first viewing is rarely enough. Spend 30–45 minutes minimum, take photos, then book a second viewing at a different time of day. Most buyers who regret an offer made it after a single rushed viewing.

Do I need a survey before I make an offer?

No. A RICS survey happens after offer acceptance. Before offering, you can do a structured pre-offer check yourself or use a tool like KeyWise to organise the evidence. The survey then verifies what you already suspect.

Should I offer the asking price?

Not automatically. Check recent sold prices for similar homes in the same postcode (HM Land Registry Price Paid). If the asking price is materially above recent comparables, you have evidence to offer lower. Condition issues are a separate reason to reduce.