Hi, tradespeople, Patrick here. Before buying, first check the roof and look for signs of damp: these are often where the most extensive work is hiding. Then check the load-bearing walls, electrical system and plumbing. An attractive price doesn’t make up for repairs that have been poorly assessed.
Do this right away: checks that help avoid unpleasant surprises
To make sure you don’t forget anything during the viewing, keep a simple checklist handy. You can also consult this checklist for buying a house and these tips on inspecting an older house before buying. Do this today: note every visible defect and ask for the relevant supporting documents.
- Look at the roof, ceilings and walls for leaks, cracks or water stains.
- Test the windows, taps, accessible outlets and switches.
- Ask for energy bills, the property tax amount and condominium fees, if the property is in a multi-unit building.
- Check the inspection reports, recent work and relevant planning documents.
- Arrange a second viewing if anything remains unclear or if work seems necessary.
What should you check first when buying a property?
Start with the property’s weatherproofing, especially the roof, the joints around chimneys and the areas near windows. Water ingress can damage insulation, ceilings and walls, then lead to maintenance costs far higher than expected.
Inside, look for water stains, mould, a persistent smell or peeling paint. These signs don’t always prove there’s an active leak, but they do warrant a thorough check before negotiating or signing.
Check for cracks too. A superficial hairline crack is not as concerning as a wide or through-crack: ask a professional for advice if it is spreading, recurring or accompanied by a sinking floor.
One buyer discovered water marks behind a piece of furniture during a second viewing after heavy rain. The problem was caused by a deteriorated roof joint that had been invisible during the first viewing.
“A repair spotted early often costs less than damage left unattended.” This rule helps you keep a level head when you really like a property.
Other areas to check during the viewing
After checking the building envelope, inspect the electrical system, plumbing, heating and ventilation. Ask whether the equipment works, when it was installed and which invoices can shed light on its actual condition.
The EPC gives you an indication of energy consumption, but it does not replace an inspection of the windows, attic and heating systems. Compare the available bills and check that the stated features match the inspection reports and documents provided.
| Area to check | What to look for | Next steps |
|---|---|---|
| Roof and ceilings | Water stains, displaced roof tiles, damp timber | Request an inspection and an estimate if any doubts remain |
| Walls and foundations | Pronounced cracks, mould, musty smell | Have a professional assess the damage |
| Electrical system and plumbing | Old consumer unit, damaged outlets, leaks or low water pressure | Review the inspection reports and estimate the cost of repairs |
| Heating and insulation | Aging equipment, poorly sealed windows | Compare bills and potential renovation work |
| Exterior and neighbourhood | Deteriorated façade, noise, nearby projects | Visit at different times and consult the local planning rules (PLU) |
Price, additional costs and documents to check
The purchase price is only part of the budget. Add additional costs: notary fees, any agency fees, financing, service charges, property tax, energy and renovation work. For an existing property, acquisition costs are often around 7 to 8% of the price, compared with about 2 to 3% for a new build, depending on the circumstances and type of transaction.
Ask for the minutes of condominium general meetings, the bylaws, service charges and any work already approved or under consideration. For a house, check the property boundaries, easements and subdivision rules; the local planning rules (PLU) at the town hall can shed light on planned projects around the property.
Review the mandatory inspection reports that apply to the property: energy performance, lead, asbestos, gas, electricity, risks and, depending on the area, termites or noise pollution. Having these reports does not replace an expert assessment, but reviewing them can help identify issues that need further investigation and verify the accuracy of the information provided.
If recent work is mentioned, ask for invoices, any necessary permits and available warranty documents. For a kitchen or equipment included in the sale, clarify what will remain, the condition of the accessories, any delivery arrangements and whether after-sales service is still available.
A three-step process before signing
- Step 1: Do an initial viewing with a checklist. Note any defects, the orientation, natural light, noise and the condition of the outdoor areas, from the façade to the shutters.
- Step 2: Arrange a second viewing, if possible with a tradesperson or expert. Ask for invoices, inspection reports, service charges and estimates for any work that could affect your budget.
- Step 3: Have the preliminary sale agreement reviewed by the notary. Check the conditions precedent, easements, items included in the sale and financing terms before committing.
The statutory cooling-off period after signing the preliminary sale agreement is generally ten days for a non-professional buyer. Check the procedures and dates with the notary, as they depend on the delivery of the documents and the terms of the sale.
Two situations that call for a quick decision
If you spot water ingress or a significant crack, put your decision on hold and request an expert assessment and a cost estimate. If the property seems sound but inspection reports or invoices are missing, ask for the documents before signing.
FAQ about checks to make before buying a property
What should you check first during a viewing?
Start with the roof, weatherproofing and signs of damp, then check for cracks and inspect the electrical system and plumbing.
Should you hire a tradesperson before buying?
It’s useful if you spot damage, if the property is old or if major work is planned. A professional can help identify the nature of the issues and provide a rough estimate of the cost.
What documents should you ask the seller for?
Ask for the applicable inspection reports, work and energy bills, condominium documents if applicable, as well as information about easements and included equipment.
How can you estimate the cost of work before signing?
Arrange a second viewing, get estimates for major work and include additional costs in your budget. For structural damage or water ingress, seek a specialist’s opinion.
Thanks for reading this far; Patrick