What to Actually Look For on a Property Viewing

Ignore cosmetics - they're cheap to fix

A messy garden, outdated kitchen units, an ugly bathroom suite - these are all things you can change for relatively modest cost. A property with a tired kitchen but solid bones, good structure and a great location generally has far fewer expensive surprises than an immaculate-looking house with hidden problems.

Brightly painted walls, heavy curtains and strong scented candles are sometimes used by sellers (or their agents) to distract from issues like damp, poor natural light or awkward room layouts. Staging can make it harder to spot underlying issues.

Look at the structure first

The things that cost the most to fix are structural: foundations, roof, walls, floors. On one of our early viewings, we were so taken with a beautifully staged living room that we nearly missed a long diagonal crack running through the bay window wall. Our surveyor later told us it was a sign of subsidence. On a viewing, you can spot early warning signs even without being a surveyor.

Look up at the roof from outside - do tiles look even and secure? Are there sagging ridgelines or loose lead flashing around chimneys? Inside, look at the ceiling for water stains (brown rings or bubbling plaster). Check around windows and in corners of rooms for dark staining or a musty smell, which can indicate damp.

Look at walls carefully - small cracks (hairline, less than 2mm) are usually just settlement and movement, totally normal in older properties. Diagonal or stepped cracks in brick, or cracks that are wider at one end, are worth flagging to your surveyor.

Natural light and layout

These are the two things you genuinely cannot change. You can renovate everything else, but you can't move where the sun rises.

Ask which direction the garden faces. South-facing is generally most desirable for all-day light, but east-facing can be lovely for morning light in a kitchen, and west-facing means you get evening sun in the garden. North-facing gardens receive very little direct sunlight and can make the back of the house feel darker.

Layout is equally fixed. Open-plan ground floors are popular but they suit some households more than others. Does the kitchen feel separated from the living space in a way that suits your family? Is there enough storage? Do the bedrooms have adequate wardrobing?

Signs of damp - the big one

Damp is the most common significant issue in UK residential property and comes in three forms: rising damp (from the ground), penetrating damp (through walls or roof), and condensation (the most common and least serious - usually caused by poor ventilation).

Smell is one of the most reliable indicators here - we nearly made an offer on a place before noticing a musty smell coming from behind a wardrobe pushed against an external wall. Turned out to be penetrating damp that would have cost thousands. A musty, earthy smell in a property is a red flag. Look especially in corners, behind furniture pushed against external walls, inside fitted wardrobes and in the bathroom and kitchen around tiles and sealant.

Ask the right questions

A viewing is a chance to ask questions the listing photos won't answer.

Useful things to find out: How old is the boiler? When was the roof last repaired? Are there any ongoing disputes with neighbours? Has the property ever flooded? What are the neighbours like and how long has the seller lived there? Is there adequate parking? What are the broadband speeds like? Has the property ever had any structural work done, and if so, do they have warranty documentation?