What to look for - viewing a property
When you're looking to buy a house, it’s easy to be swept away by the excitement of finding your dream home. However, it’s important to inspect the property thoroughly before making a decision, as a careful inspection can help you avoid costly repairs down the track. While an expert building and pest inspection is essential, you can do some groundwork yourself by focusing on key areas of the house. Below, are the important aspects to check when inspecting a property, along with tips on what to look for as you walk around the house.
This has taken years and years and many, many property inspections to work out all these things and to know what signs to look for. It’s easy to miss these when you see a property that you can see yourself living in and enjoying. So be forearmed…before you fall in love with the property!
1. Structural Integrity: Is the House Solid?
The first and most crucial thing to assess is the overall structural integrity of the house. As you walk through each room and around the outside, check for any visible cracks in the walls, floors, or ceiling. Small hairline cracks can be harmless, but larger cracks—especially diagonal ones—might suggest foundation issues, which can be very expensive to fix. Also, check for sagging, bouncy or uneven floors. While these problems can sometimes be subtle, doors or windows that stick, or don’t close properly, could be a tell-tale sign of larger structural issues.
What to look for:
- Cracks in walls or ceilings
- Uneven, bouncy or sloping floors
- Sticking doors or windows
- Bulging or leaning walls
2. Water Damage and Drainage: Keeping the Water Out
Water damage is one of the most common and costly problems homeowners face. As you inspect the property, be on the lookout for water stains on ceilings, walls, or near windows—these can be signs of a leaky roof or poor drainage. In Australia, where heavy rains can hit suddenly, effective drainage is critical. Ensure that water flows away from the house, not toward the foundation, as pooling water can cause serious damage over time. Mould or mildew in bathrooms or under sinks can also indicate long-term moisture issues.
What to look for:
- Water stains or discoloration on ceilings or walls
- Mould or mildew (especially in bathrooms and laundries)
- Soft spots in floors or walls
- Gutters and downspouts directing water away from the foundation
3. Roof Condition: The House's First Line of Defence
A solid, well-maintained roof is essential for protecting your home from the elements. During your inspection, take a good look at the roof from the outside. Are there any missing or damaged tiles? Does the roof look saggy or uneven? Inside the house, water stains on the ceiling can indicate a roof leak. Also, check the condition of the fascia (the board running along the roofline) for any signs of rotting wood.
What to look for:
- Missing, broken, or curling shingles or tiles
- Sagging sections of the roof
- Water stains on the ceiling
- Rotting or peeling fascia boards
4. Doors and Windows: Easy to Open and Close?
Doors and windows do more than just provide access and ventilation; they are important indicators of the home’s overall structural health. As you walk around, open and close each door and window to check if they operate smoothly. Sticking doors or windows could point to foundation issues, while cracked or broken seals on windows can lead to drafts and energy inefficiencies.
What to look for:
- Doors that don’t close or latch properly
- Windows that stick or won’t stay open
- Cracks or broken seals in windows
- Drafts around doors and windows
5. Plumbing and Electrical Systems: What’s Going on Behind the Walls?
While you can’t always see what’s happening behind the walls, a few simple checks can help you assess the state of the plumbing and electrical systems. Test the water pressure in sinks, showers, and toilets to ensure there are no leaks or issues with drainage. Listen for any odd gurgling sounds, which could indicate a blockage. For the electrical system, flip light switches and test outlets to make sure everything works properly. Ask about the age of the hot water system and wiring, as outdated systems can pose safety risks or lead to costly repairs.
What to look for:
- Water pressure in taps and showers
- Signs of water leaks under sinks or around toilets
- Functional light switches and power outlets
- Age of the hot water system and electrical panel
6. Pests and White Ants: Silent Destroyers
White ants and other pests can cause enormous damage, often without you even noticing until it’s too late. In Australia, white ants are a particular concern. During your inspection, check wooden structures like door frames, window sills, and skirting boards for signs of damage. Tiny holes, hollow-sounding wood, or droppings near wood can be indications of white ant activity. You should also keep an eye out for signs of rodents or other pests inside the house.
What to look for:
- Tiny holes or cracks in wooden structures
- Soft or hollow-sounding wood
- White ant droppings (small, pellet-like droppings)
- Rodent droppings or chew marks
7. Kitchen and Cabinetry: Function and Condition
The kitchen is one of the most used areas in any home, so you want it to be functional and in good condition. Inspect the cabinetry, countertops, and appliances for any signs of wear and tear. Open and close each cabinet to ensure they don’t stick or squeak, and check for damage or water stains inside. Also, inspect any included appliances to make sure they’re in working order.
What to look for:
- Cabinets that open and close smoothly
- Water stains inside cupboards, especially under sinks
- Functional appliances (oven, dishwasher, etc.)
- Sturdy countertops without cracks or chips
8. Flow and Design: Does the Space Work?
Beyond the condition of the house, it’s important to consider the layout and design. Does the flow of the home feel natural and functional? Think about how you’ll live in the space. Are the living areas open and well-connected to the kitchen? Is there enough storage? Look for homes that have a good balance of light and space, with well-defined areas for daily activities.
What to look for:
- Natural flow between rooms
- Ample storage space
- Well-lit areas, especially living spaces and kitchens
- Practical layout that suits your lifestyle
9. Orientation and Aspect: Maximizing Natural Light
In Australia, having the right orientation can make a big difference to how comfortable your home feels year-round. Ideally, a home should be oriented to the north, allowing it to capture the winter sun and provide natural warmth. In contrast, homes with large windows facing west may become uncomfortably hot in the summer months. Take note of the home’s orientation and how the sun will impact your living spaces, especially in summer and winter.
What to look for:
- North-facing living areas to capture sunlight
- Shaded or protected western-facing windows
- Well-positioned windows for cross-ventilation
- Use of natural light throughout the day
Summary Checklist: What to Look for When Inspecting a House
Here’s a handy checklist you can use when inspecting your potential new home:
- Structural Integrity:
- Cracks in walls, ceilings, or floors
- Sticking doors or windows
- Uneven floors or bulging walls
- Water Damage & Drainage:
- Water stains or discoloration
- Signs of mold or mildew
- Gutters directing water away from the house
- Roof Condition:
- Missing or damaged roof tiles
- Water stains on ceilings
- Rotting or peeling fascia boards
- Doors and Windows:
- Doors that don’t close or latch properly
- Windows that stick or won’t stay open
- Cracks or broken seals in windows
- Plumbing & Electrical:
- Good water pressure in sinks and showers
- No signs of leaks or slow drainage
- Functional light switches and power outlets
- Pests & Termites:
- Hollow-sounding or damaged wood
- Signs of white ant droppings
- Rodent or pest activity
- Kitchen & Cabinetry:
- Smoothly operating cabinets
- Water stains inside cupboards
- Working appliances
- Sturdy countertops
- Flow and Design:
- Logical room flow and layout
- Ample natural light
- Adequate storage
- Orientation and Aspect:
- North-facing living areas for natural warmth
- Shaded western windows to reduce heat
- Cross-ventilation for cooling in summer
By keeping these key aspects in mind when inspecting a house, you’ll be in a much better position to make an informed decision about one of the biggest purchases you’ll ever make.
For more practical information on how to find a home that you’ll love and that will grow in value, see the link to the course.