Viewing a house in the UK? 15 things to check before you make an offer

Listing photos rarely show everything. Before you make an offer, check a few things that can affect your costs, your quality of life and even whether a lender will offer a mortgage on the property.

Location

1. Schools and local services

If you have or plan to have children, check school reports on Ofsted. Look at how far the GP, dentist and shops are.

2. Commute

Try the journey to work at rush hour. Check public transport and how busy the street is in the evening.

3. Safety

Check the local crime map on police.uk. Crime levels can also affect your home insurance premium.

4. Flood risk and local planning

Check flood risk on Check your long term flood risk. Look at planning applications on the local council's website, e.g. new estates or roads.

Condition

5. Construction type and age

Ask the agent what the house is built from. Non-standard construction (timber frame, steel, prefabricated concrete) doesn't rule out a mortgage, but fewer lenders will consider it – which also matters when you remortgage or sell.

6. Works, approvals and certificates

When was it last renovated? Are there certificates for new windows, electrics, gas or extensions (e.g. FENSA, Gas Safe, building regulations)? Is it listed or in a conservation area, which limits changes?

7. Heating and EPC

What heating does it have and how old is the boiler? Check the EPC – the A to G rating shows what to expect from your bills.

8. Plumbing and water pressure

Run the taps and flush the toilet. Low pressure or an old boiler can mean costs soon after you move in.

9. Electrics and broadband

Ask when the wiring was last updated and check sockets and switches. Check broadband speeds for the address with the Ofcom checker.

10. Insulation – watch out for spray foam

Are the walls and loft insulated? Spray foam insulation in the roof can be an issue – not every lender or insurer accepts it.

11. Damp, cracks and fresh paint

Look for stains, a musty smell and cracks. Doors that don't close properly can be a sign of movement. A freshly painted wall can hide a problem.

12. Roof, gutters and trees

Are any tiles missing? Are the gutters clear? Large trees close to the house can damage foundations. Ask about Japanese knotweed too – lenders take it very seriously.

13. Solar panels – owned or leased?

If there are solar panels, ask whether they're owned or the roof space is leased to a company. A leased roof can make getting a mortgage harder.

Costs and paperwork

14. Council Tax and bills

Check the Council Tax band on gov.uk. Ask the seller for typical energy and water bills, ideally from winter.

15. Freehold or leasehold?

For leasehold (common with flats), ask how many years are left on the lease, the ground rent and service charge, and how often they're reviewed. A short lease can significantly limit lender choice.

Fixtures and fittings

Agree what's included in the price (kitchen, appliances, curtains, wardrobes). Check the smoke alarms work, that there are keys for all windows and doors, and where the meters are.

Next steps

If the house ticks your boxes, you can make an offer – ideally with a Decision in Principle ready. Before buying, consider an independent survey; you can find a surveyor through RICS.