An open home is often your first real look at a property, and it can be easy to be swayed by styling, a good kitchen or a lovely garden. A little structure helps you look past the presentation and notice the things that matter. This guide is a practical checklist for your inspections. It does not replace a professional building and pest inspection, but it can help you decide which properties deserve one.
Before You Go
Look at the listing carefully, including floor plans and any available documents. Note what is important to you, such as the number of bedrooms, parking, outdoor space or proximity to schools. Check the street on a map, and consider visiting at different times of day to get a sense of traffic, noise and parking.
First Impressions From the Street
Spend a minute outside before you walk in. Look at the roofline, gutters and fascia, and check for sagging, rust or damage. Look at how water is likely to flow around the property, whether the land slopes towards or away from the house, and whether there are obvious drainage issues. Check the condition of fences and driveways and the state of neighbouring properties.
Inside: Structure and Condition
- Walls and ceilings: Look for cracks, particularly wide or diagonal ones, and stains that might suggest moisture.
- Doors and windows: Open and close them. Sticking or uneven doors can indicate movement.
- Floors: Notice any slope, bounce or squeaking.
- Damp and mould: Be alert to musty smells, bubbling paint or discoloured patches, especially in bathrooms, laundries and corners.
- Ventilation and light: Check how much natural light each room gets and how well the home breathes.
Kitchen, Bathrooms and Utilities
Turn on taps to check water pressure, look under sinks for signs of leaks, and check that exhaust fans work. Look at the age and condition of the hot water system, and the type of heating and cooling. Ask about electrical wiring and the switchboard, particularly in older homes.
Outside the House
Look at the yard, shed and any outbuildings. Consider tree roots near the house or drains, and ask about any pools, as these come with specific compliance requirements. Check the aspect of the home, since a north-facing living area makes a noticeable difference in winter.
Questions Worth Asking the Agent
- How long has the property been owned, and why is it being sold?
- Are there any known issues, such as drainage, termites or past flooding?
- What is included in the sale?
- Have there been any renovations, and were approvals obtained?
- What have similar properties sold for recently?
- Is there a sale method or timeline for offers?
Agents can only answer based on what they know, so it is worth following up with your own checks and your solicitor.
Warning Signs Worth Noting
Fresh paint in an isolated spot, strong air fresheners, heavy furniture covering walls or floors, and cosmetic works that look recent but unfinished can sometimes hide underlying problems. These signs are not proof of an issue, but they are good reasons to ask questions and arrange a professional inspection.
Take Notes and Photos
With the agent’s permission, take photos and short notes at each inspection, because properties blur together quickly. A simple scorecard with your priorities can help you compare homes fairly.
What Comes Next
If you are serious about a property, arrange an independent building and pest inspection, ask your solicitor or conveyancer to review the contract, and check any flood, bushfire or planning information in the Section 10.7 certificate. Do these before you exchange contracts, not after.
Frequently Asked Questions
Can I bring a builder to an open home? You can, but a formal building and pest inspection is a more thorough process and is usually arranged separately, once you are seriously considering an offer.
How many times should I inspect a property? Many buyers inspect two or three times, including once at a different time of day, and once with a trusted friend or family member for a second opinion.
Should I tell the agent what I’m willing to pay? It is generally better to keep your budget to yourself during inspections. Ask questions about the property, and wait to discuss price when you are ready to make an offer.
Are cracks always a problem? Not always. Small hairline cracks are common, but wider or diagonal cracks, or cracks that are growing, should be assessed by a professional.
Is an open home enough to decide? No. It is a first step. A building and pest inspection, contract review and local research are all important before you commit.
Out Inspecting in Wagga Wagga?
Our team is always happy to answer your questions at an open home and talk through what is available.
Only at PRD. Don’t just put your home on the market, get it the attention it deserves.
