Key Questions for Informed Property Viewings

Property viewings are the buyer's best opportunity to gather information that will not appear in an online listing or estate agent brochure. In England and Wales, sellers are under no legal obligation to volunteer details of defects — which means the questions a buyer asks directly, and the professional survey they commission before exchange, largely determine how much they actually know about what they are buying. Most buyers visit a property two or three times before making an offer, but many leave without raising the questions most likely to reveal costly problems, legal complications, or a mismatched transaction timeline.

Key points

• A RICS Level 3 Building Survey is recommended for properties built before 1920, those with visible defects, and any home that has been significantly extended, altered, or converted.
• Sellers in England and Wales complete a TA6 Property Information Form as part of conveyancing — this records matters known to the seller, but does not cover physical defects the seller is unaware of.
• The Consumer Protection from Unfair Trading Regulations 2008 prohibit sellers and agents from making materially misleading statements, but silence on an unknown defect is not an offence.
• EPC certificates are legally required before a property is marketed — check the EPC register directly if one is not provided, and note any outstanding improvement recommendations.
• Leases below 80 years remaining become significantly more expensive to extend under the Leasehold Reform, Housing and Urban Development Act 1993 — always ask for the current lease term on any leasehold property.
• In Scotland, once missives are concluded the transaction has legal force; this is different from England and Wales, where exchange of contracts is the binding point.

What to ask about the property's physical condition

Agents are prohibited from making misleading statements but are under no duty to volunteer unfavourable information. Ask these questions directly and note the answers.

Structural condition

• Has the property experienced any structural movement, subsidence, or heave? Has any movement been investigated by a structural engineer, and is a report available?
• Are there any cracks in the external walls or internal plasterwork, and when did they first appear?
• Have any extensions, loft conversions, or load-bearing alterations been carried out? If so, was building regulations approval obtained and is a completion certificate available?
• Is the property in a coal mining area, on former industrial land, or in a flood risk zone?

Damp, water, and the roof

• Has there been any damp, water ingress, or condensation? In which rooms, and over what period of time?
• Does the property have a damp-proof course (DPC), and has any damp treatment been carried out? If so, does a guarantee exist and is it transferable to a new owner?
• Are there any flat roofs on extensions or outbuildings, and when were they last inspected or replaced?
• Are the chimneys in working order, and when were they last swept?

Services and utilities

• When was the boiler last serviced, and is there a documented service history?
• Is the electrical installation covered by a current Electrical Installation Condition Report (EICR)?
• Is the property on mains sewerage or served by a private septic tank or sewage treatment plant? If a private system, when was it last emptied and inspected?
• What is the confirmed broadband speed at this address? (Check independently using Ofcom's broadband checker.)

What to ask about the transaction

• How long has the property been on the market, and have any previous sales fallen through? If so, why?
• Is the sale part of a chain, and how many properties are in it?
• What is the seller's preferred or required completion timeline?
• Are there any known disputes with neighbouring properties or any boundary disagreements?
• Is the property freehold or leasehold? If leasehold, what is the remaining lease term, the annual service charge, and the ground rent?

Leasehold questions are particularly important. Service charges can run to thousands of pounds annually on some blocks, and major works contributions can be substantial. Ask to see at least three years of service charge accounts and any major works notices issued to leaseholders.

Red flags to look out for during a viewing

Certain observations during a viewing should prompt further professional investigation before you make an offer:

• Diagonal or stepped cracks in external brickwork, particularly running from window or door corners — a possible indicator of differential settlement or structural movement.
• Tide marks, staining, or a musty smell in ground-floor rooms, cellars, or around chimney breasts — signs of water ingress or rising damp.
• Sagging or noticeably uneven floors — may indicate timber decay, subsidence, or inadequate structural support below.
• Localised fresh plasterwork, new paint, or replacement tiles in isolated patches — cosmetic work in specific areas can indicate an attempt to conceal a known defect.
• Blocked or missing air bricks in older properties with suspended timber floors — inadequate subfloor ventilation leads to timber rot.
• Differential settlement around extensions or outbuildings — cracking or gaps where old and new structures meet is common and warrants investigation.
• Persistent condensation on window panes — can indicate inadequate ventilation and, in older properties, poor overall thermal performance.
• Gutters and downpipes in poor condition — blocked or leaking rainwater goods are a leading cause of wall dampness and roof-timber rot.

What not to assume at a viewing

Many buyers make costly assumptions that are difficult to reverse after exchange of contracts.

Viewing checklist: what to bring and do

• Bring a torch to inspect roof spaces (if accessible), under-sink cupboards, and cellar areas.
  
• Carry a plug-in socket tester to check a sample of electrical outlets.
  
• Take timestamped photographs of any cracks, staining, window condition, roof, gutters, and services.
  
• Check the loft hatch if accessible — look for insulation depth, roof structure condition, and signs of water ingress at the ridge or eaves.
  
• Run the taps and flush the toilets to check water pressure and drainage speed.
  
• Look under rugs and floor coverings in older properties for signs of damp or unevenness.
  
• Note the boiler's age from its data plate and record the manufacturer and model.
  
• Walk the garden boundary and check for overhanging trees, shared fences, and any neighbour extensions close to the boundary line.
  
• Ask for the full EPC document — not just the headline rating, but the complete report with recommendations.
  
• Ask whether any windows or doors have been replaced and whether a FENSA or CERTASS certificate is available.
  

When to get professional help

A viewing is no substitute for a professional survey. Commission a RICS-accredited survey before exchange if the property was built before 1920, has unusual construction, has been extended or structurally altered, or if you noticed any of the red flags above. For concerns about structural movement, a structural survey or a RICS Level 3 survey provides the most thorough assessment available for a residential property.

How Housey can help

If your viewing has raised concerns, Housey can connect you with accredited professionals across the UK. Compare quotes for a RICS Level 3 survey for a comprehensive structural and condition report, or book a specialist damp and timber survey if you noticed staining, a musty smell, or signs of moisture during your visit. Getting expert advice before exchange can save considerably more than the cost of the survey itself.

Frequently asked questions

How many viewings should I have before making an offer?

Most buyers make an offer after two viewings — one to assess the overall property and a second to focus on specific concerns from the first visit. For properties where something gave you pause, a third viewing with a builder or surveyor present can clarify the issue and help with budgeting. Two viewings is a widely accepted minimum; making an offer based on a single brief visit alone carries unnecessary risk.

Can I bring a builder or surveyor to a viewing?

Yes. Agents cannot reasonably refuse to allow a qualified professional to accompany you. A builder or surveyor visit before an offer can identify deal-breakers or help budget for works without the cost of a full survey report. This is particularly useful for older properties, those in obvious need of work, or where something concerning appeared during your initial visit.

What is the difference between a viewing and a survey?

A viewing is an informal walk-through arranged through the selling agent. A survey is a formal, professional inspection by a RICS-accredited surveyor producing a written condition report, typically commissioned after an offer is accepted and before exchange of contracts. A viewing cannot substitute for a survey — the two serve entirely different purposes in the buying process.

Are sellers legally obliged to answer my questions truthfully?

Sellers and their agents cannot knowingly make materially misleading statements under the Consumer Protection from Unfair Trading Regulations 2008. However, silence on a defect they are genuinely unaware of is not an offence. Buyers should verify independently through a professional survey and solicitor's enquiries rather than relying on verbal assurances given at a viewing.

Sources and further reading

• RICS Home Survey Standard — RICS
• Consumer Protection from Unfair Trading Regulations 2008 — legislation.gov.uk
• Check a property's EPC rating — GOV.UK / Energy Performance of Buildings Register
• Flood map for planning (England) — Environment Agency / GOV.UK
• How to buy a home — GOV.UK