What to Look for During a House Viewing
Designed to be followed on a phone while you walk.
Most viewings last twenty to thirty minutes, and most of that time disappears into conversation. A plan turns the same half hour into a usable record of the house.
This guide walks through a viewing in the order you will actually move through the home, and tells you what to capture so the visit is still useful a week and four houses later.
Arrive five minutes early
The five minutes before you go in are the least interrupted minutes you will get.
Walk the outside before the inside
Room by room inside
Give each room the same short routine: floor, ceiling, walls, windows, outlets, smell. It sounds mechanical because it is — that is what makes homes comparable.
What you may reasonably operate
Ask the agent first. Generally you can operate what a normal occupant would operate; you should not open panels, access crawlspaces or dismantle anything.
- Run kitchen and bathroom faucets; watch pressure and drainage.
- Flush toilets and note refill speed.
- Turn on light switches and note any that control nothing.
- Open and close interior and exterior doors.
- Open cabinet doors and drawers, and look under sinks.
The photo list
Photograph for evidence, not for beauty. You will forget which house had which detail.
Ask before you leave
- How old are the roof, HVAC, water heater and electrical panel?
- What work has been done, and was it permitted?
- Has there ever been water intrusion anywhere in the home?
- What is included in the sale?
- Is there an HOA, and what are the dues and recent assessments?
- Why are the sellers moving, and how long have they owned it?
In the car afterwards
Do this before you drive away. Five minutes now is worth an hour of trying to reconstruct the visit later.
Common mistakes
- Spending the whole showing talking rather than looking.
- Taking pretty photos instead of evidence photos.
- Never opening a closet, a window or a cabinet.
- Leaving without asking the ages of the major systems.
- Recording nothing and relying on memory across multiple homes.
Frequently asked questions
How long should a house viewing take?
Take as long as the agent and seller allow. If you are given twenty minutes, follow a fixed routine so the time is spent on the whole house rather than on one appealing room.
Is it rude to take photos during a showing?
Ask first. Many sellers allow photos and some do not; if photos are not permitted, take written notes and voice memos instead.
Should I bring someone with me?
A second set of eyes helps, especially someone who will notice different things than you do. Decide in advance who is looking at what so you do not both study the kitchen.
Can I go back for a second viewing?
Second viewings are common and are often more useful than the first, because you already know the layout and can spend the time on condition and details.