It appears to me that one issue that comes up again and again among first-time buyers looking to buy property online in posts on this forum is not what to look out for when viewing listings in the abstract but actually what to check for once you have got your butt in the place you want to look at. After all, photos and floor plans can tell you some things about the place but many critical things become evident only when you are physically there. And so, here is a practical checklist of what one might consider checking during a site visit.
And a brief word of explanation why this list could be of importance in general: usually, the focus when going for a site visit tends to be on those things which people find important when buying their first apartment and which can usually lead to buyer's remorse if not paid proper attention to: the aesthetic appearance of the building and its site, the layout of the apartments, and the reasonable price. All of these are valid reasons to care but buyer's remorse usually comes from the small things, which are easier to overlook while visiting a property.com.
1. Building condition
Take a look at the building even before stepping foot inside the unit. Inspect the exterior walls for any noticeable cracks, particularly in the area of windows and corners; hairline cracks are fine, but larger or developing cracks need to be questioned more thoroughly. The common areas, including the lobby, staircase, and corridors, should be examined. Poorly maintained common areas are typically a good gauge of how much importance is placed on maintenance throughout the building. The ceiling needs to be looked at too; signs of water damage and uneven paint work in the corners could be an old leak that hasn't been addressed.
In case of older buildings, it would be wise to ask about the last time maintenance or repairs were carried out on the structure and whether there is any maintenance fund that is actually being used or is just for show.
2. Water supply
Find out about the water source and schedule of supply – is it from the municipality, a bore well, or from tankers, and do they provide supply continuously or at specific times during the day? Check the pressure by turning on the tap yourself; low pressure on upper floors is common enough to be specifically enquired about. If there is any overhead tank, find out how recently it was cleaned. Where there is an irregular supply, inquire about the backup system; "there is a backup system" and "the backup system really works" are quite different claims altogether.
Try and get answers about this particular aspect from a resident in the neighborhood rather than from the seller/agent. This is one of those aspects where everyone who stands to gain from the transaction will try to play it down to you.
3. Plumbing and drainage
Look in the vicinity of sinks for signs of moisture or water marks, and pay attention to the bathroom hardware to check whether there is any sign of corrosion or rust on the parts that have come loose. If it is possible, flush the toilet and observe how fast it drains; a slight smell of drainage, even though it may be faint, should raise suspicions of a drain blockage or poor drainage venting system.
4. Natural light
In this case, the answer really comes down to the timing of your visit, which is precisely why the time of day for visiting (which we will discuss below) becomes important. From each main room, try to feel out how much sunlight actually hits the room in reality, and not just if there is a window present. A room that is facing north or east will likely be different in the afternoon from one facing south or west. If the apartment is surrounded by buildings, try to figure out how much of the sunlight hitting the window is being obscured, as opposed to what appears in the listing photo (which may have been taken during the optimum hour).
An easy way to do this is by visiting around noon if possible, as this is the time when the amount of light is most truthful about the room.
5. Ventilation
Cross-ventilation is an interesting factor that involves air flow from one set of windows to another set of windows located on opposite sides or adjacent sides of the building. You can feel the effect of cross-ventilation when you stand in the main bedroom and kitchen. Do you notice any movement of the air? Any kitchen or bathroom without ventilation at all should be mentioned.
6. Noise level
Just stand in the main living areas for one or two minutes and listen. Noise from the major traffic lane, commercial activity nearby, and the noise of your neighbors through common walls are of greater importance when you start living there than when it’s only a short walk-through. Try to visit the place on weekdays and on weekends — a lot can change in traffic and activities patterns between the two visits.
It is also good to know whether any commercial premises in the vicinity — be it a cafe, fitness center, event hall, or whatever — create some noise in particular periods, because your quiet visit at 11 am does not say anything about noise level on Fridays at night.
7. Mobile and internet connectivity
Verify the strength of your cell phone’s connection from inside the building, as the walls themselves and even being on a lower floor among other buildings can reduce the signal significantly. Inquire which broadband service providers are available for the specific building because the service availability differs based on location much more than expected.
8. Electrical setup
Consider the switchboard and socket arrangement - Are they in a new condition or is it an older arrangement which might need rewiring? Inquire about the allowable electrical load capacity of the unit and if it is sufficient for you considering your use and whether you are going to put up air conditioning or any other heavy load, including a home office arrangement.
Wiring, in general, is something which may not always be obvious from a visual inspection but is very costly to do at a later stage. So, if the building is quite old - more than two decades - and if the switchboard seems to be original, then it would not be unreasonable to ask about this.
9. Lift and common facilities
In case of a lift in the building, its state must be checked, and one should find out if it has a backup system for the power cut moments because if there is a problem like the failure of a lift during the power outage, it is an especially significant thing for a tall building. One should use stairs at least once to check its state and to be prepared just in case the lift is broken. Pay attention also to the general situation regarding the security presence because usually, it is connected with the maintenance of common facilities in the building.
It is worth asking specifically: how many lifts does the building have compared to the number of units in the building? And have any of them broken recently?
10. Parking and access
Be sure to know exactly what kind of parking you'll get: a reserved spot, an unreserved but guaranteed space, or none and don't make assumptions on the basis of the information orally provided to you; instead, insist that your concerns are noted down in writing. Get a sense of how easy entry and departure would really be, considering the probable time frames, as well as information about the availability of visitors' parking if this feature is important for you. Poorly planned, cramped parking is one of the most common nuisances, often easily overlooked upon one-time viewing.
When you own or are planning to own more than one car, pay extra attention to this section because "one parking spot included" means quite differently when you can or cannot buy/rent another one.
11. Locality and approach
Do not just walk up to the actual apartment. Is the road leading up to it well-maintained? Does it become congested at any time? In case you are in an area which has a good monsoon season, then make sure to find out how the road approaches the property during such conditions. Water logging of the road leading to the property is a very common problem in many such places, despite how things look in dry weather. At the same time, try and get a feel of how far away it is from transport and other basic amenities.
If a monsoon visit is not feasible for you, at the very least talk to some people residing in the area. They are definitely aware of all the bad parts of the roads during rains.
12. Dampness and layout accuracy
Search for any signs of dampness such as stains, mold spots, or peeling paint, particularly in corners, behind furniture (if any), or by windows — the usual suspects in a dampness problem that can be covered up by repainting. In addition to that, compare your own walk around to what was shown to you previously in the floor plan or listing — it happens surprisingly often that the layout presented is somewhat distorted: a slightly altered shape of a room, an unmentioned wall, or simply less usable space than advertised. Five minutes of comparing with what you've been shown beforehand prevents an unpleasant discovery in the future.
A simple trick to find out whether there's hidden dampness: gently push on any suspicious-looking wall patches instead of only observing them. New paint applied on top of an active damp spot usually shows a slight give when pressed lightly while dry plaster does not.
Some additional general tips that can be used for all the above: try to visit a place at least once not only at night and weekends but at different times of the day if possible since the atmosphere will tell you some things which cannot be said by a different atmosphere. In addition, do not hesitate to open cupboards and look behind doors as well as ask "inconvenient" questions — any seller or realtor who gets irritated while you are asking specific and reasonable questions is a clue in itself.
In addition, it may be useful to visit the place with another person who is not as emotionally involved in liking the place as you possibly are. The second person who is detached and less involved tends to see problems in the house which you do not notice since you are imagining yourself living there already.
All the 12 tips given above are not complex but their systematic use catches problems which cause regrets later and which never get mentioned and are not even visible in a photo.
What is one thing you always check during a site visit that many buyers overlook?