Most viewings last 15 to 30 minutes. In that time you're judging whether a property is worth years of your income, or at least a year of your life, and the home in front of you has usually been prepared to look its best.

A house viewing checklist gives you structure. It moves your attention away from the fresh flowers and towards the things that cost money later: damp, the roof, the boiler, the electrics, water pressure, the lease, and the street outside.

This guide covers what to research before you go, a simple route to follow on the day, what to check in every room, the questions to ask, the red flags that deserve a closer look, and what to do next. There are dedicated sections for first-time buyers, second viewings, flats, renters (updated for the 2026 rental rules in England) and landlords or investors, plus a free printable PDF and a comparison table for weighing up several homes.

One principle runs through all of it: a viewing is not a survey. You're looking for warning signs and collecting questions, not diagnosing problems.

What should you check when viewing a house?

Check for damp and mould, cracks in walls and ceilings, the roof, windows and doors, the boiler's age and service history, water pressure, the number and condition of sockets, and the state of the kitchen and bathroom. Outside, check parking, noise, mobile signal and the area. Ask about tenure, council tax band, EPC rating and what's included in the sale.

House viewing checklist: key facts (UK, 2026)

Fact	Detail
Typical first viewing	15–30 minutes
Most important checks	Damp, cracks, roof, boiler, electrics, water pressure, location
Crack rule of thumb	Wide enough for a 10p coin → ask a surveyor
EPC	Rated A–G, valid 10 years
Surveys	RICS Level 1, 2 or 3 (Scotland: Home Report)
Mortgage valuation	For the lender — not a survey
Renting in England (from 1 May 2026)	Rolling tenancies, no bidding above advertised rent, max 1 month rent in advance
Tenancy deposit (England)	Usually capped at 5 weeks' rent; must be protected

Key takeaways - Research the listing, EPC, council tax band, flood risk and broadband before you go. - Follow a route: outside first, then top to bottom inside, then the street. - Use your senses: smell for damp, listen for noise, touch external walls. - Every warning sign is a question, not a verdict. Ask, write it down, and get it checked. - Always view twice if you're serious, at a different time of day. - Get an independent survey. A mortgage valuation is for the lender, not you.

Quick House Viewing Checklist

Short on time? These are the checks that matter most. Detail for each one follows.

Condition - [ ] Damp, mould or a musty smell - [ ] Cracks in walls, ceilings or around window and door corners - [ ] Roof tiles, chimney, gutters and downpipes - [ ] Window frames, seals, condensation between panes - [ ] Doors close and lock properly - [ ] Signs of pests: droppings, chewed holes, dead insects in cupboards and under sinks

Systems - [ ] Boiler age, location and service history - [ ] Radiators and heating controls - [ ] Water pressure at kitchen tap and shower - [ ] Hot water supply - [ ] Number, position and condition of sockets - [ ] Consumer unit (fuse box) looks reasonably modern

Rooms - [ ] Kitchen units, worktops, appliances - [ ] Bathroom ventilation, sealant and grout - [ ] Room sizes work for your furniture - [ ] Storage - [ ] Loft insulation and condition (where accessible)

Outside and location - [ ] Garden drainage, boundaries, fencing - [ ] Parking arrangements and restrictions - [ ] Noise from roads, neighbours, railways, pubs - [ ] Mobile signal and broadband - [ ] Flood risk

Paperwork and costs - [ ] EPC rating - [ ] Council tax band - [ ] Freehold or leasehold - [ ] Lease length, service charge and ground rent (flats) - [ ] Fixtures and fittings included - [ ] Certificates for building work

Before the Viewing: What to Research First

The most useful work often happens at home. Arriving with the basics already known means you can spend the viewing checking, not learning.

Read the listing properly

In England, Wales and Northern Ireland, National Trading Standards guidance expects estate agents to include "material information" in property listings. That covers the price, council tax band or rates, and tenure, and extends to things like utilities, broadband, parking, and known risks such as flooding, building safety issues or restrictive covenants. If something important is missing or vague, write it down and ask.

Study the photos with some suspicion. Wide-angle lenses stretch rooms. Notice what isn't shown: the rear elevation, the bathroom ceiling, the view from the front window.

Check the asking price against local sales

HM Land Registry sold-price data (visible on most property portals) shows what similar homes nearby actually sold for. You're not valuing the house, but a feel for the market tells you whether the asking price looks ambitious. Proptino's free instant online valuation gives another quick reference point. Note how long it has been listed and whether it has been reduced.

Look up the EPC

The government's EPC register lets you search by postcode. You'll see the A–G rating, estimated running costs under standard assumptions, and recommended improvements. EPCs last 10 years, so an older certificate may not reflect recent work.

Check the council tax band

Use GOV.UK's council tax band checker (England and Wales) or the Scottish Assessors site. Add it to your monthly budget straight away.

Check flood risk

Use GOV.UK's long-term flood risk service for England, or the Natural Resources Wales and SEPA equivalents. Flood risk can affect insurance cost and availability, not just the chance of water in the kitchen.

Check broadband and mobile coverage

Ofcom's broadband and mobile checker shows predicted broadband speeds and mobile coverage by address. If you work from home, this matters as much as the size of the spare room.

Search nearby planning applications

The council's planning portal shows applications close to the property. A large extension next door, a new estate on the field behind, or a change of use for the shop on the corner can all change how the home feels.

Find out the tenure

Freehold or leasehold? Flats are almost always leasehold. Some houses, particularly on newer estates, are leasehold too, which brings questions about lease length, ground rent, service charges and restrictions.

Map the everyday journeys

Plot the route to work, school, the station and a supermarket. Look at what sits behind the property as well as in front of it.

Tip: Write your pre-research onto the checklist. If the listing says "recently modernised" but the EPC mentions an old boiler, that's your first question.

Your 20-Minute Viewing Route

Viewings feel rushed partly because people wander. A fixed route means you won't forget the loft or the back wall.

Use all your senses as you go. - Smell: mustiness, damp, drains, smoke, heavy air freshener. - Sound: traffic, trains, neighbours through the party wall, a noisy boiler. - Touch: cold or damp external walls, soft floors near the bath, draughts at windows. - Sight: stains, cracks, fresh paint patches, rugs or furniture in oddly specific places.

Starting at the top of the house means you see bathroom leaks from above before you see the stains they cause below.

Watch: the 20-minute viewing route in 2 minutes

The video walks through the same route as the table: outside first, top floor down, then the questions to ask before you leave.

Exterior Checklist

Many expensive problems start outside, and it's easy to forget the outside once you're charmed by the kitchen.

Roof

Stand back — across the road if possible.

• Missing, slipped or cracked tiles or slates. A few may be a small repair; widespread damage may mean the covering is near the end of its life.
• A dipping or uneven roofline. Could point to roof timber problems; flag it to your surveyor.
• Chimneys. Look for leaning stacks, crumbling mortar, missing flashing where the chimney meets the roof.
• Flat roofs on extensions, dormers or garages. They usually need replacing sooner than pitched roofs. Ask when the covering was last done.
• Fascias and soffits (the boards under the roof edge). Rotten or flaking timber means maintenance.
• Gutters and downpipes. Sagging, leaking joints, plants growing out, or green staining on the wall beneath. Blocked gutters are one of the most common causes of damp inside.

Ask: How old is the roof? Any recent repairs or guarantees?

External walls

• Cracks. Hairline cracks are common. Wider cracks, stepped cracks following the mortar, or cracks wider at one end deserve a closer look.
• Bulging or leaning walls. Sight along the wall from a corner.
• Pointing. Crumbling mortar lets water in and eventually needs repointing.
• Render. Cracked, bulging or hollow-sounding patches may let water behind it.
• Staining under windows, around gutters or near ground level.
• Ground level. Soil, paving or patios piled up against the wall above the damp-proof course (typically about two bricks above ground) can contribute to damp inside.
• Air bricks. Are they clear? Blocked air bricks can affect ventilation under suspended timber floors.

Windows

• Frames: rotten timber, cracked uPVC or failing putty.
• Misting between panes: usually a failed sealed unit that needs replacing.
• Draughts: hold the back of your hand near a closed frame.
• Operation: open and close a few, where appropriate. Check locks and keys.
• Listed buildings and conservation areas: window replacement may need consent.

Ask: When were the windows fitted? Is there a FENSA or similar certificate?

Doors

• Front and back doors should close without force and lock securely.
• Look for gaps and draughts around frames.
• Check side gates, garage doors and outbuildings are secure. Insurers can be specific about lock standards, so ask.

Garden

• Drainage: standing water, very soft ground or heavy moss may suggest poor drainage.
• Boundaries: ask which fences or walls belong to the property. The seller's property information form and title plan give an indication, though plans aren't always precise.
• Fences and walls: replacing long runs of fencing adds up.
• Trees: large trees close to the house, particularly on clay soils, can be relevant to subsidence risk. Ask if any have a Tree Preservation Order.
• Outbuildings and garden rooms: check condition and ask whether planning permission or Building Regulations approval was needed.
• Japanese knotweed: sellers are asked about it on the standard property information form (TA6). Ask directly.
• Rights of way: does anyone else have access across a path or garden?
• Orientation: south and west-facing gardens tend to get more afternoon and evening sun.

Parking

• Driveway, garage, allocated bay, or on-street only?
• On-street: is there a permit scheme and what does it cost?
• Garage: will a modern car actually fit?
• Driveway: is there a dropped kerb?
• Could an EV charger be installed, if that matters to you?

Damp, Mould and Condensation

Damp is one of the most common problems found at viewings and one of the most misunderstood.

What to look for

• A musty, earthy smell, especially in cupboards, under stairs, cellars and closed rooms.
• Black mould on walls, ceilings, window reveals or behind furniture.
• Water stains on ceilings, especially below bathrooms or in top-floor rooms.
• Peeling paint or bubbling wallpaper on external walls.
• Tide marks or salts (white powdery deposits) at low level.
• Cold, clammy walls. Touch external walls with the back of your hand.
• Heavy window condensation, particularly on a mild day.
• Mould around the bath or shower and on the bathroom ceiling.
• One freshly painted patch in an otherwise lived-in room.
• Furniture or rugs placed oddly — sometimes innocent, sometimes covering something.
• Strong air freshener or open windows on a cold day — worth a polite question.

Why the cause matters

Damp usually comes from one of three sources:

1. Condensation: moisture from cooking, showers and drying clothes meeting cold surfaces. Very common, and often improved by better ventilation and heating.
2. Penetrating damp: water getting in from outside through a roof, gutter, render, pointing or window.
3. Rising damp: ground moisture rising through walls. Less common than often assumed and sometimes misdiagnosed.

You can't tell which is which on a viewing, and a quick look from anyone isn't a reliable diagnosis. Note where you saw signs, ask about them, and pass them to your surveyor.

Ask: Have there been any damp problems or treatments? Is there a transferable guarantee? Why was that area recently repainted?

When to get advice: damp on several walls, a strong persistent smell, or evidence of past treatment are good reasons to raise it with your surveyor, who may recommend further investigation. Some damp "surveys" are carried out by firms that also sell treatments, so an independent opinion is worth havin

You're not expected to judge a building's structure, and a visible sign isn't a confirmed defect. Plenty of older UK homes show historic movement that stopped decades ago. Your aim is to spot what's worth asking about.

What you can reasonably check

• Crack size: a common rule of thumb is that cracks wide enough to slide a 10p coin into deserve professional attention.
• Diagonal cracks running from the corners of windows and doors.
• Sloping or bouncy floors.
• Doors and windows that stick or don't sit square — sometimes seasonal or just paint build-up, sometimes movement.
• Bowed walls or ceilings.
• Gaps between skirting and floor, or wall and ceiling.
• Where extensions join the original house: cracks along the junction.
• Removed walls: open-plan layouts in older homes often mean a wall came out. That may need structural support and Building Regulations sign-off.
• Loft conversions: without approval, a converted loft may not legally count as a bedroom.

Ask: Has there been subsidence, underpinning or an insurance claim for movement? Are there completion certificates for the extension, loft conversion or removed walls?

When to get advice: significant cracking, signs of recent movement, or structural alterations without paperwork are reasons to choose a more detailed survey and, if recommended, a structural engineer.

Heating and Boiler

A new boiler or heating system is one of the bigger early costs a new owner can face.

What to check

• Age: many gas boilers are expected to last roughly 10 to 15 years, depending on model and maintenance. Make and model are usually on the front.
• Type: combi (hot water on demand, no tank), system (with a cylinder), or conventional (cylinder plus loft tanks).
• Location: a boiler in a bedroom can be noisy. Where does the flue exit?
• Condition: rust, water staining beneath, scorch marks, or a hand-written "do not use" note.
• Controls: programmer, room thermostat, thermostatic radiator valves.
• Radiators: is there one in every room? Any leaking or seized valves? If the heating is on, are they warm across the whole panel?
• Other systems: heat pumps, storage heaters, oil or LPG all have different running costs and upkeep. Oil and LPG mean a tank and deliveries.

Questions to ask

• When was the boiler installed, and by whom?
• When was it last serviced? Is there paperwork?
• Was the installation registered with Gas Safe (gas boilers)?
• Is it still under warranty?
• What are typical annual energy bills?

Treat bills as a rough guide — every household uses energy differently. Compare them with the EPC.

Plumbing and Water

Plumbing checks are quick. Ask before running taps or flushing toilets; most sellers are happy for serious buyers to do so.

• Pressure: run the kitchen cold tap and the shower. Weak pressure can make daily life frustrating and may indicate supply issues or old pipework.
• Hot water: how quickly does it arrive? With a combi it should be fairly fast.
• Toilets: does the flush work and the cistern refill?
• Drainage: do sinks and baths drain promptly? Gurgling may suggest a partial blockage.
• Under sinks: look for water marks, swollen boards, damp, or a strategically placed bucket.
• Visible pipes: corrosion, drips, old repairs.
• Lead pipes: some older homes still have lead supply pipes. Ask, and let your surveyor know.
• Loft tanks: covered and insulated?
• Stopcock: ask where it is.
• Past leaks: stains or patched ceilings beneath bathrooms.

Ask: Is it on a water meter? Mains drainage, or a septic tank or cesspit? Private drainage brings maintenance responsibilities and, in some cases, rules on what it discharges.

Electrical System

Never open or tamper with electrical equipment. A visual check is enough to know what to ask.

• Sockets: enough, and in the right places, for how you'll live? Too few means extension leads everywhere.
• Condition: cracked, loose or scorched sockets and switches.
• Consumer unit: a modern unit with circuit breakers and RCD protection is reassuring. Wooden backing, cast-iron casing or rewireable fuses suggest the installation may need updating.
• Old wiring clues: round-pin sockets, fabric-covered cable, very old light switches.
• Lighting: try a few switches.
• Outdoor sockets and lights: installed by an electrician?
• Overheating: discolouration around sockets or a hot, burning smell.

Ask: When was it last rewired? Is there a recent Electrical Installation Condition Report (EICR)? Certificates for any electrical work?

When to get advice: an old consumer unit or dated wiring justifies asking a registered electrician for an EICR before exchange. A rewire is disruptive as well as costly.

Kitchen Checklist

Kitchens are expensive to replace, so look past the styling.

• Units: open several doors and drawers. Check hinges, runners and whether carcasses are swollen.
• Worktops: burns, lifting edges, water damage near the sink.
• Oven and hob: gas or electric? Working? How old?
• Extractor: does it vent outside or just recirculate? External venting removes moisture far better.
• Fridge, freezer, dishwasher: integrated or freestanding, and included or not?
• Sink and taps: pressure, drips, drainage.
• Under the sink: leaks, damp, signs of pests.
• Ventilation: an opening window?
• Storage: enough cupboard space, including for tall items?
• Space for your appliances: where would a washing machine or tumble dryer go?
• Dining space: room for a table, or is there a separate dining area?

Ask: Which appliances are included? How old is the kitchen? Any warranties?

In England and Wales, sellers usually complete a Fittings and Contents Form (TA10) listing what stays. Asking early avoids arguments later.

Bathroom Checklist

Water, heat and poor ventilation together mean bathrooms reveal problems quickly.

• Shower pressure and temperature stability.
• Hot water speed.
• Toilet flush and refill.
• Taps: drips, stiffness.
• Sealant: mouldy, split or peeling sealant lets water reach the floor or ceiling below.
• Grout: crumbling or missing.
• Tiles: cracked or loose.
• Floor: press gently near the toilet and bath. Soft or springy flooring can indicate water damage.
• Extractor fan: switch it on. Does it actually draw air?
• Window: does it open?
• Mould on the ceiling and in corners.
• Storage for towels and toiletries.
• Shaver socket, if you need one.
• The ceiling below an upstairs bathroom.

Why ventilation matters: a family bathroom produces a lot of moisture. Without a working fan or opening window, it condenses on cold surfaces and feeds mould. A freshly painted bathroom ceiling may be treating the symptom rather than the cause.

Bedrooms and Living Areas

This is where you picture yourself living there, not just inspecting.

• Natural light: which way do rooms face? South-facing rooms tend to get the most sun in the UK.
• Real room size: empty or staged rooms look bigger. Measure or check the floorplan.
• Furniture layout: radiators, doors and windows limit where a bed, sofa or desk can go.
• Storage: built-in wardrobes, cupboards, under-stairs space.
• Flooring: worn carpet, damaged boards, anything under a conveniently placed rug.
• Walls and ceilings: cracks, stains, patches.
• Windows: condition, draughts, locks.
• Heating: a radiator in each room?
• Sockets: by the bed, desk and TV?
• Noise: stand quietly for 20 seconds. Can you hear traffic, trains or the neighbours?
• Privacy: can people see in from the street or neighbouring windows?
• Working from home: where would a desk go, near light and a socket, away from noise?

Example: a "double bedroom" may take a double bed but leave no space for a wardrobe or bedside table. Check it against the furniture you own.

Loft and Roof Space

Only look if access is safe and the seller or agent agrees. Never climb in without secure access or step between joists.

If you can see inside:

• Insulation: a thick layer between and over the joists?
• Water staining on timbers or the underside of the roof.
• Condensation on the roof underside, which may suggest poor ventilation.
• Timber condition: rot, damaged rafters, small round holes with fine dust (possible woodworm).
• Daylight through the roof covering.
• Pests: droppings, nests, wasps.
• Tanks and pipes: insulated?
• Potential: storage, or conversion if that interests you.

No access? Ask what's up there and note it for your surveyor.

Energy Efficiency

What the EPC tells you

• An A–G efficiency rating.
• Estimated energy use and costs under standard assumptions.
• Recommended improvements with indicative costs and potential ratings.
• The main heating system, insulation and glazing as assessed.

What it doesn't tell you

• What the current occupants actually pay.
• Whether recommendations have been done since it was issued.
• The detailed condition of the boiler, insulation or windows.

Check in person

• Loft insulation.
• Cavity or solid walls. Solid-walled homes (common before the 1930s) are usually harder to insulate.
• Double or secondary glazing.
• Heating system and controls.
• Solar panels, heat pumps or batteries.

Ask about solar panels: owned outright, or leased on a "rent-a-roof" arrangement? Leased panels can complicate mortgages and future sales. Ask for the paperwork.

Local Area Checklist

You can replace a kitchen. You can't replace the street.

• Traffic: busy road, or a rat-run at rush hour?
• Noise: flight paths, railways, pubs, takeaways, schools, industrial units.
• Evening parking.
• Public transport: distance and frequency.
• Everyday shops: supermarket, pharmacy, post office.
• Schools: Ofsted reports (England) and catchment areas, which can change year to year.
• GP and dentist: accepting new patients?
• Green space: parks, footpaths, play areas.
• Nightlife: a plus or a minus, depending on you.
• Construction and planning: check the council's planning portal and local plan.
• Mobile signal inside and outside.
• Broadband options for this exact address.
• Street upkeep: how well kept are neighbouring homes and gardens?
• Flood risk: particularly near rivers, coasts or low ground.
• Street lighting if you'll walk home after dark.

Visit at different times. A calm Tuesday lunchtime street may be very different at school pick-up, on a Friday night, or on match day. Walk to the station at rush hour if you'll commute.

Questions to Ask When Viewing a House

You won't need all of these every time. Write down the answers, and ask your solicitor to confirm anything important in writing.

Condition 1. Are you aware of any damp, leaks or structural problems? 2. Any subsidence, underpinning or insurance claims? 3. When was the roof last repaired or replaced? 4. When were the windows fitted? Is there a certificate?

Price and the sale 5. How long has it been on the market? 6. Has the price been reduced? 7. Have there been offers? Has a sale fallen through, and why? 8. Why is the seller moving? 9. Is the seller in a chain? Have they found somewhere? 10. How long have they owned it?

Running costs and utilities 11. What are typical annual energy bills? 12. What's the council tax band? 13. Is it on a water meter? 14. Mains gas and mains drainage? 15. Which broadband providers and speeds are available?

Heating 16. How old is the boiler? When was it last serviced? 17. Is there a warranty and service paperwork?

Neighbours and area 18. Any disputes with neighbours? 19. What are the neighbours like? 20. Any planned developments nearby? 21. Has the property ever flooded?

Tenure and flats 22. Freehold or leasehold? 23. How many years are left on the lease? 24. What's the service charge, and what does it cover? 25. Is there ground rent, and can it increase? 26. Who is the managing agent? 27. Are major works planned?

Parking 28. Allocated, driveway, or on-street? Is a permit needed?

Fixtures and fittings 29. What's included: appliances, curtains, blinds, light fittings, sheds? 30. Is anything available to buy separately?

Building work 31. Has there been an extension, loft conversion or removed wall? 32. Is there planning permission and Building Regulations sign-off?

Moving 33. What timescale does the seller want? 34. Is there flexibility on completion dates?

If you're still choosing who to buy through, you can compare estate agents in the UK on Proptino. Estate agents are required not to mislead buyers and must disclose material information they know about, but they act for the seller. A friendly answer isn't a substitute for checks by your conveyancer and surveyor.

House Viewing Red Flags to Watch For

A red flag isn't an automatic reason to walk away. It's a reason to ask, and possibly to get specialist advice before committing. Many issues are fixable; the point is to know about them and factor them into your offer.

First-Time Buyer Viewing Guide

Judge what's hard to change

Decor, carpets and paint are cheap to change. Location, layout, light, structure, the roof and lease terms aren't. Mentally strip out the styling.

What first-timers often miss

• Total monthly cost: council tax, energy, service charges and insurance on top of the mortgage.
• Storage: coming from a rented room, it's easy to underestimate what a household needs.
• The real commute: test it at the time you'd travel.
• The next five years: children, home working, a partner moving in?
• Maintenance: older houses often mean more character and more upkeep.

Costs beyond the deposit

• Stamp Duty Land Tax (England and Northern Ireland), Land Transaction Tax (Wales) or LBTT (Scotland). First-time buyer relief may apply depending on price and location; check current rules with GOV.UK or the relevant tax authority.
• Conveyancing and searches.
• Survey.
• Mortgage fees.
• Removals.
• Early repairs and furniture.

Mortgage red flags to mention early

Some homes are harder to mortgage: flats above shops or restaurants, non-standard construction, short leases, and properties with leased solar panels. If you spot any, tell your broker before you offer.

Take someone with you

A second pair of eyes sees different things and makes it easier to ask awkward questions.

Second Viewing Checklist

Most sellers expect serious buyers to come back. Use it to see past the first impression.

• Recheck anything you noted: that stain, that crack.
• Come at a different time: evening or weekend.
• Test taps, shower, windows and doors where appropriate.
• Measure key rooms, alcoves and doorways.
• Check light in the main rooms at a different time.
• Rethink room sizes now the novelty has worn off.
• Look properly at storage.
• Recheck parking at a busier time.
• Ask your outstanding questions.
• Ask to see certificates, service records and guarantees.
• Walk the area before or after.
• Bring someone who hasn't seen it yet.

If you're serious and have concerns, decide now which professional checks you'll need.

Viewing a House vs a Flat

Extra checks for flats

• Lease length: leases below roughly 80 years become more expensive to extend and can be harder to mortgage.
• Service charge: what it covers, recent increases, any arrears.
• Ground rent: amount and review terms. Most new long residential leases in England and Wales granted since June 2022 have a peppercorn (zero) ground rent, but older leases may differ.
• Managing agent: who, and how responsive?
• Communal areas: entrance, stairwell, bin store and bike storage say a lot about management.
• Lift: working? How old?
• Fire safety: fire doors, alarms, escape routes, fire risk assessment. For some taller or clad buildings, ask about an EWS1 form or other fire safety documentation and any remediation.
• Reserve fund: is there a sinking fund for future works?
• Planned works: roof, windows, external decoration?
• Lease restrictions: pets, subletting, short-term lets, flooring.
• Noise: listen for neighbours above, below and beside.
• Other residents: mostly owners or tenants?

Leasehold law is changing gradually, and rules differ across the UK. Your solicitor should review the full lease.

Rental Property Viewing Checklist

Renters share many checks with buyers (damp, heating, noise) but different priorities: safety, clear costs and a responsive landlord. The rules below apply to England. Wales, Scotland and Northern Ireland have their own rental law, though some fairness rules now apply more widely.

What changed in England in 2026

The Renters' Rights Act 2025 began taking effect on 1 May 2026. For someone viewing a rental, the key points are:

• Tenancies are periodic (rolling). New private tenancies are assured periodic tenancies rather than fixed terms, and tenants can generally leave with two months' notice.
• No bidding wars. Landlords and agents can't invite or accept offers above the advertised rent.
• Rent in advance is capped at one month's rent.
• Pets: landlords must consider a tenant's request to keep a pet fairly and can't refuse unreasonably.
• Rent increases are limited to once a year through a formal process.
• No blanket bans on renters with children or who receive benefits.

Check GOV.UK's Renters' Rights Act overview for tenants for the latest detail, as further phases are still being introduced.

Be ready for referencing. Most landlords and agents run tenant referencing before offering a tenancy, so have ID, proof of income and previous landlord details ready when you view.

Costs and terms

• Monthly rent (matches the advert — no bidding above it)
• Holding deposit (generally capped at one week's rent)
• Tenancy deposit (generally capped at five weeks' rent where annual rent is under £50,000) and which government-approved protection scheme it goes into
• Which bills are included
• Who pays council tax
• Pet request process, if relevant

Safety and condition

• Gas safety certificate (annual)
• Electrical safety report (EICR, at least every five years)
• EPC — most private lets in England and Wales must be rated E or above, unless exempt
• Smoke alarms on each storey; carbon monoxide alarms where required
• Damp and mould
• Heating and hot water working
• Door and window locks

Practical checks

• Appliances provided and working
• Furniture included and its condition
• Broadband — can you choose your provider?
• Parking or permit
• How repairs are reported and how quickly they're handled
• Who manages the property day to day
• A detailed, photographed inventory at check-in (protects your deposit)
• Were you treated fairly, given time to look round, and were your questions answered?

Ask: Why are the current tenants leaving? Any recent repairs? Can I see the gas certificate, EICR and EPC?

Shelter's private renting advice are a good independent starting point.

Viewing as a Landlord or Investor

Buying to let changes what "a good property" means. The home needs to work for tenants, meet safety and energy rules, and make financial sense. Alongside the standard checks:

• Compliance readiness: will it meet the EPC minimum for letting? Is the gas and electrical installation likely to pass inspection, or will you need work before the first tenant moves in?
• Damp and mould risk: these are among the most common causes of tenant complaints and repair disputes. Ventilation and heating matter even more in a let property.
• Protecting rental income: some landlords take out rent guarantee insurance; check what's covered and the referencing conditions before relying on it.
• Durability: hard-wearing flooring, simple kitchens and robust fittings keep turnover costs down.
• Layout for sharing: for HMOs, check room sizes, bathrooms per occupant and whether the council requires a licence. Rules vary by local authority.
• Licensing: some councils run selective or additional licensing schemes. Check the council website before offering.
• Lease restrictions: some flat leases prohibit or restrict subletting. Ask before you fall for it.
• Tenant demand: transport, schools, employers and amenities drive both rent and void periods.
• Maintenance access: can a tradesperson easily reach the boiler, stopcock and consumer unit?
• Running the numbers: estimate gross and net yield with realistic costs for maintenance, insurance, agent fees and voids before offering.

Document condition from day one. The notes and photos you take at the viewing become the baseline for your first inventory and inspection schedule. Proptino's free rental management software and app for landlords lets you keep inspection records, certificates and repair history in one place from the start.

Virtual Viewings, Show Homes and Open Days

Virtual and video viewings

Useful if you live far away, but no substitute for being there. A live video call beats a pre-recorded tour because you can direct the camera. Ask the agent to: - Show ceilings, window frames and the area under sinks. - Turn on taps and the shower so you can see pressure. - Walk outside and pan along the roofline and the street. - Stand still so you can hear background noise.

If you go ahead, view in person before exchange, or send someone you trust.

Show homes and new builds

Show homes are professionally dressed, often with extras that aren't standard. Ask which fixtures, flooring and finishes are included in the plot you're buying. Check the warranty provider (such as NHBC), the service charge or estate management fee, and plan for a snagging inspection before completion.

Open days

Seeing other buyers can create pressure. Stick to your checklist, and ask for a private second viewing if you're interested.

What to Take to a House Viewing

• Phone, charged (photos, notes, signal check)
• Power bank for back-to-back viewings
• Notebook and pen, or a notes app
• Tape measure or laser measure
• Property details and floorplan
• Your question list
• A small torch (or phone torch) for cupboards and under sinks
• Printed checklist and comparison notes

Ask before photographing, particularly where people's belongings are visible. Don't open private drawers or wardrobes unless invited.

Easy-to-Miss Checks

These are the things people most often wish they'd checked:

• Socket positions, not just numbers.
• Mobile signal in every room, not just the hallway.
• Broadband options for this exact address.
• Where the coats, bikes, hoover and suitcases will live.
• Water pressure upstairs as well as down.
• Boiler location and noise.
• Where bins are kept and how they reach the kerb — mid-terraces without rear access can mean wheeling bins through the house.
• Parking restrictions and permit costs.
• Noise through the party wall.
• Light at different times of day.
• Garden orientation and privacy.
• Shared paths and access.
• Who maintains which fence.
• External maintenance of render, cladding or timber.
• Future development nearby.
• Where you'd dry washing.
• Where the gas, electricity and water meters are.
• Whether a sofa and bed will get up the stairs.

Printable House Viewing Checklist

⬇ Download the free printable house viewing checklist (PDF)—it includes a comparison sheet for three properties.

Or copy this version:

Address: __ Date/time: _ Price: ___

Outside: ☐ Roof and chimney ☐ Gutters and downpipes ☐ Walls and cracks ☐ Windows ☐ Doors and locks ☐ Garden drainage ☐ Boundaries ☐ Parking

Inside: ☐ Damp/mould/smell ☐ Cracks ☐ Floors ☐ Boiler ☐ Radiators ☐ Water pressure ☐ Hot water ☐ Leaks ☐ Sockets ☐ Consumer unit ☐ Kitchen ☐ Bathroom ventilation ☐ Storage ☐ Loft

Location: ☐ Noise ☐ Mobile signal ☐ Broadband ☐ Transport ☐ Flood risk

Paperwork: ☐ EPC ☐ Council tax band ☐ Tenure ☐ Lease/service charge ☐ Fixtures included ☐ Building work certificates ☐ Questions answered

Notes: _______

Property Comparison Table

Fill this in on the day while details are fresh.

A dated kitchen on a quiet street with a sound roof may be a better long-term buy than a shiny renovation on a busy road. Let the notes decide, not the staging.

After the Viewing: What to Do Next

1. Write everything down immediately. After three viewings, details blur.
2. Separate facts from impressions. "Boiler fitted 2012" is a fact; "felt dark" is an impression. Both count, differently.
3. Send your unanswered questions to the agent in writing.
4. Request documents: certificates, service records, guarantees, lease details.
5. Compare properties using the table.
6. Book a second viewing if you're serious.
7. Choose your survey and any specialist checks.
8. Recheck affordability, including all running costs.
9. Estimate early spend on repairs you've spotted.
10. Decide: offer, revisit, or move on.

If you offer, make it "subject to survey", and instruct a solicitor or conveyancer early so searches and enquiries can start straight away. Significant findings can be grounds to renegotiate.

Do You Need a Survey After Viewing a House?

A viewing tells you whether a property is worth pursuing. A survey tells you what you're actually buying.

What a viewing can't confirm

• The cause of damp.
• Whether cracks are historic or active.
• The condition of hidden timbers, wiring and drains.
• Whether alterations were done properly.

RICS Home Survey levels (England, Wales and Northern Ireland)

RICS sets the Home Survey Standard. Other qualified surveyors, such as RPSA members, offer comparable reports.

In Scotland, sellers provide a Home Report including a survey and valuation. Buyers can still commission extra inspections.

A mortgage valuation is for the lender and isn't a survey.

Specialist checks worth considering

• Structural engineer — significant cracks or movement.
• Electrician — an EICR if wiring looks dated.
• Gas Safe engineer — boiler and gas appliances.
• CCTV drainage survey — older homes, nearby trees, known drainage problems.
• Independent damp specialist — if your surveyor recommends it.
• Roofer — if the survey flags roof concerns.

A few hundred pounds before exchange is usually cheaper than discovering a problem after completion.

Frequently Asked Questions

What should I check when viewing a house?

Check damp and mould, cracks, the roof, windows and doors, the boiler, water pressure, sockets and the consumer unit, and the kitchen and bathroom. Outside, look at the garden, parking, noise and the area. Ask about tenure, council tax band and the EPC.

What should I look for at a first house viewing?

Focus on what's hard or expensive to change: location, layout, light, structure, the roof and heating. Look past decor, and write down anything that needs a follow-up question.

How long should a house viewing take?

Typically 15 to 30 minutes for a first viewing. Second viewings often take longer. It's reasonable to ask for extra time if you're serious.

What should I take to a house viewing?

A charged phone, notebook or notes app, tape measure, the listing and floorplan, your question list, a torch, and a printed checklist.

What questions should I ask when viewing a house?

Why the seller is moving, how long it's been on the market, the boiler's age and service history, any damp or structural issues, what's included, the council tax band, and whether it's freehold or leasehold.

What are the biggest red flags when viewing a house?

Strong musty smells, visible mould, ceiling stains, wide or diagonal cracks, isolated fresh paint, a sagging roof, very weak water pressure, an old fuse box, and pressure to decide quickly.

Should I have a second viewing?

Yes, if you're seriously considering an offer. Go at a different time of day, recheck concerns, measure up and ask your outstanding questions.

Should I get a survey after viewing a house?

In most cases, yes. A viewing can't confirm the cause of problems or the condition of hidden parts of the building, and a mortgage valuation isn't a survey.

What should first-time buyers check?

All the standard checks plus total running costs, storage, the real commute, future needs, and anything that might make the property harder to mortgage.

What should renters check when viewing a property?

Rent, deposit, bills, heating, damp, security and appliances, plus the gas safety certificate, electrical safety report and EPC. In England, landlords can't accept offers above the advertised rent or ask for more than one month's rent in advance.

Can I take photos at a house viewing?

Usually, if you ask first. Be respectful of the occupants' belongings and privacy.

What extra checks apply when viewing a flat?

Lease length, service charge, ground rent, managing agent, planned major works, communal areas, fire safety documentation and any lease restrictions on pets or subletting.

Conclusion

A house viewing checklist doesn't turn you into a surveyor. It helps you notice what matters, ask better questions, and avoid being carried along by good staging.

Give most attention to damp, cracks, the roof, the boiler, the electrics and the location, because that's where the biggest costs usually hide. Write everything down on the day, compare properties side by side, and treat every concern as a question to put to the agent, your solicitor or your surveyor.

Next step: download the free printable checklist and take it to your next viewing. Ready to start viewing? Browse properties for sale in the UK or properties to rent in the UK on Proptino, and find more buying and renting guides on the Proptino blog.