If your plan for a house viewing is to “just see how it feels,” you’re not house-hunting, you’re daydreaming.
A viewing isn’t a vibe check; it’s your best chance to uncover what you’re really buying. While your gut tells you it’s “the one,” your head needs to know whether it’s sound, secure, and sensibly priced.
Agents notice who’s done their homework. Prepared buyers get taken seriously. The others? They’re time-wasters who won't get attention.
Here’s how to show up like you mean it.
1) Be the buyer agents want to call back
If you’re not ready to buy, you’re not ready to view. Agents and sellers prioritise people who can actually proceed.
That means:
- Mortgage in principle agreed.
- Clear budget and affordability (ideally with a mortgage broker).
- Chain-free or under offer, where possible.
If you’re a cash buyer or using bridging finance, say so early; it’s catnip to sellers (and agents) who want certainty.
Need to strengthen your position?
Find a mortgage/finance advisor to arrange an agreement in principle or proof of funds before your first viewing.
2) Research before you show up
Spend 15 minutes online researching the property and area before booking. It’s the cheapest due diligence you’ll ever do.
Start with Google Street View. Does the house actually look like the listing? What’s next door: a pub, a takeaway, a school run in full swing?
Check:
- Noise: rail lines, main roads, flight paths.
- What’s beneath flats: commercial premises (for example, a bar or late-night takeaway) can limit mortgage options.
- Garden orientation: south-facing homes typically hold value better.
- Crime rates, school catchments, flood-risk maps.
Don’t rely solely on the listing agent for local context. Use UK Property Looker or ask rival agents—they’ll often share what the listing agent won’t.
3) Arrive prepared
Turning up without reading the listing makes you forgettable. Turn up informed and you’ll stand out.
Beforehand, read the floor plan and fine print. Then dig into what’s missing:
Any extensions or conversions? Are there completion certificates/permits?
Leasehold or freehold? Costs: service charge, ground rent, sinking fund.
What’s included in the quoted square footage? (Garages/balconies are often counted creatively.)
Gaps in information often reveal more than the answers.
Need clarity on the paperwork?
A conveyancer (property solicitor) can spot missing documentation before it causes delays.
4) Treat the viewing like fieldwork
You’re not there to admire cushions. You’re there to test, tap, and take notes.
Check:
- Water pressure, hot taps, and radiators.
- Windows, ceilings, flooring for condition and signs of damp or mould.
- Japanese knotweed risk near boundaries/structures (lenders are cautious where rhizomes could affect paths or foundations).
- Natural light: use your phone’s compass for orientation.
- Rooflines outside: what’s been extended; what could block light later?
Ask the agent:
- How old is the boiler? When was it last serviced?
- Any roof or damp issues?
- Local planning applications/developments nearby?
- Broadband speeds and mobile coverage?
Pro tip: film a 30-second walkthrough on your phone. You’ll remember details and avoid follow-up calls for basics.
Need an expert second look?
Book a chartered surveyor for a follow-up viewing to flag problems before they become costs.
5) Flats come with extra homework
Buying a flat means joining a micro-community.
Ask:
- Who manages the building and how responsive are they?
- Any Section 20 notices or major works planned?
- What does the building insurance cover?
- Owner-occupier ratio vs tenants?
A well-managed block with mostly long-term owners is often a safer bet than a neglected freehold house. Don’t be scared of flats—just ask the right questions.
Need reassurance?
A conveyancer (leasehold solicitor) can review management accounts and flag financial risks before you buy.
6) Always go back for a second viewing
The first visit gives you emotion. The second gives you reality.
See the property at a different time of day. Light, noise, parking, and street life all change.
Pay attention to:
- Rush-hour traffic.
- School pick-up (around 3 pm) to gauge noise/parking.
- Parking on a weekday vs weekend.
- The feel of the street after dark.
Need a fresh pair of eyes?
Bring a friend, architect, or builder—someone detached enough to spot what you might miss.
7) Build rapport with the agent
Agents are people too. Remember their names, thank them for their time, and follow up promptly.
If they like you, they’ll go to bat for you: flag off-market listings, nudge sellers, or offer frank feedback when a property’s overpriced.
Need the inside track?
Cultivate relationships with independent estate agents—they often hear about listings before portals do.
Conclusion
Buying a home is detective work mixed with diplomacy. The prepared buyer moves faster, negotiates better, and sleeps easier after the offer is accepted.
Do your research, ask smart questions, and walk in like you belong there.
That’s how the pros buy property—and how you avoid learning lessons the expensive way.