Buyer's guide: How to inspect a house like an expert

It's not just the weather that's warming up - the property market is too.

Buying season is (un)officially here. For many of us, this means weekends spent wandering through open homes, imagining the possibilities of living in the property or investing with a view to renting it out.

With only 45 minutes or so to take it all in, making the most of your time is crucial if you're serious about buying. Here, property experts reveal what to look for and ask.

Assess the exterior

There are several important things to inspect before you even set foot inside a property, says Lloyd Edge, director at Aus Property Professionals.

"Check that it has a well-maintained fence, in particular if you have pets or small children.

"Look to see if the roof is in good condition and not cracked or missing tiles, and that the gutters are securely attached, free of debris and will direct water away from the home's foundations.

"Check the foundations under the house are strong and that the external walls are free of cracks. Problems with these could indicate structural issues, which can be very costly to repair.

"See if the property slopes towards or away from the street. Ideally, it should slope towards the street to avoid flooding and drainage issues.

"Also check for large trees close to the house or driveway, which could pose potential risks, such as roots that pull up pavers and damage underground piping."

An essential checklist 

• Orientation: "Check the home's orientation using the compass on your smart phone," says Dan Sofo, director at Unicorn Buyers Agents. 
A north-facing living area and backyard are the holy grail - you'll enjoy sunshine all day during winter and easily shade your home in summer, and can passively heat your home.

• Natural light: You want a home with plenty of natural light, particularly in the living area and kitchen - it boosts wellbeing and means you're less reliant on heating, which saves power.

• Walls, floors and ceiling: "Cracks in the walls or ceiling, uneven floors or doors that don't close properly can indicate serious structural problems that are expensive to fix," says Kristen Jackson, pre-sale renovation specialist at Wealth House.

• Windows and doors: Check they open smoothly, the glazing is undamaged and seals are in good condition.

• Kitchen: "Find out whether the kitchen is electric or gas, the rangehood is vented to the outside, and the joinery is in good condition," says Sofo.

• Bathrooms: Run the taps and shower to assess water flow and pressure, and check all the toilets flush.

• Signs of water damage: "Mould, water stains, musty smells and signs of damp can point to poor drainage, roof leaks or plumbing issues and you likely won't know the full problem until you open up walls, which can get costly," says Jackson.

• Heating and air-conditioning: Check the age of the systems and whether they are in good working condition and sized appropriately for the house.

• Hot-water system size: In a three-bedroom house, a standard hot-water system should be between 160 and 250 litres. Any smaller and you run the risk of cold showers.

• Privacy: "Look out the windows and stand in the backyard to ensure there are no privacy issues with neighbours or passers-by," says Edge.

• Electrics: "Check the fuse box to evaluate the age of the circuitry. Wiring is expensive to replace and an old board will be useless if you want to upgrade to PV/EV or install modern appliances," says Sofo.

• Garage: "Can you fit an SUV? Is there storage? And power, so you can put in a little workshop? Is it on a title? Insurance premiums on a car spot with a common garage entrance are higher as it is considered a public garage," says Sofo.

• Energy efficiency: "The more energy-efficient a property, the cheaper it is to run," says Edge.

"See if the house has solar panels and back-up battery power, insulation, double-glazed windows, plenty of natural light and a good orientation." Also check the size of the solar system, says Sofo: "A 6.5kW system is the minimum needed to power a three-bedroom home."

• Street appeal: "Assess the quality of the street and neighbouring houses. With an apartment, check how well-kept the building and common areas area," says Sofo.

• Noise levels: "If you like a property, check noise levels by driving by at different times of day and night - in particular, the morning and evening - to see whether there is a lot of sound from surrounding properties, traffic, sporting fields or barking dogs," says Edge.

Ask the right questions

"Ask the agent for the cost of utilities and rates - this will give you a good indication of the property's running costs," says Edge.

"For an investment property, ask if it is currently tenanted, what the weekly rent is, whether the tenants are long term, when their contract expires, and if there are any urgent maintenance issues requiring attention.

"It is also important to know how long the property has been on the market. If it is newly listed, a swift offer might beat the competition. If it has been on the market for more than six weeks, the property may have issues or the price may be too high."

Scott O'Neill, managing director at Rethink Investing, adds: "With an apartment, ask what year it was built, if there are any known structural defects, what the strata fees are and whether you can change the apartment's footprint."

Arrange an inspection

If you're considering making an offer on a house, a building and pest inspection report is a crucial part of your due diligence. As buyer, you are responsible for organising and paying for this report, unless you live in the ACT, where it is the seller's responsibility.

Hire a qualified building inspector or a licensed builder, surveyor or architect to conduct the report, ensuring they have adequate insurance cover, in particular for professional indemnity.

"A pre-purchase inspection report provides a structural assessment, comments on the condition of the property, checks that it meets the building code and provides professional guidance on any major issues or concerns. It will also tell you if there are signs of pest and termite damage.

"What it won't tell you is what's lurking behind walls or hidden in out-of-reach areas, the legal title of the property or its market value," says Edge.

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