During a viewing, do not just consider whether you like the home. Check whether the layout works, how much light and noise you experience, and whether you see signs of damp, deferred maintenance or outdated systems. Treat the viewing as an initial inspection: what you hear and see will help you decide which documents or expert inspections you need afterwards.
Prepare your questions in advance
Read the listing, study the floor plan and note anything you cannot clearly determine from the photos. Consider the size of the bedrooms, the amount of storage space, the garden’s position and the location of the central heating boiler or heat pump.
Write down your non-negotiable housing requirements in advance. How many bedrooms do you really need? Do you need a workspace? Can you get your furniture inside, and will it fit in a logical place? This prevents atmosphere or enthusiasm from becoming more important than how the home works in daily life.
Also check some basic information. In the BAG Viewer, you can view the registered year of construction, designated use and usable floor area free of charge, among other details. Does any information differ from the listing? That is not immediate proof that something is wrong. Ask which measurement report, permit or other supporting documentation is available.
Consider what it would really be like to live there
During the viewing, mentally walk through your usual day. Where would you put bicycles, a pushchair or the vacuum cleaner? Is the route from the kitchen to the dining table practical? Is there enough room for cupboards? Also look out for steep stairs, low doorways, privacy and the connection between the home and its balcony or garden.
Look beyond the sales styling. A tidy home appears larger, and extra lamps can make a dark room feel more pleasant. An empty kitchen worktop tells you little about the workspace once you place appliances on it. So check dimensions and permanent fixtures instead of relying only on the presentation.
Daylight during a single appointment is only a snapshot. Look at the orientation of the windows and outdoor space, and ask when sunlight enters the home. If you are seriously interested, a second visit at a different time can clarify a lot.
Use your eyes, ears and nose
You do not need to be a building expert to spot warning signs. Inside and outside, look out for:
- musty smells, mould, condensation or damp patches;
- an area of fresh paint on an otherwise older wall;
- cracks, sloping floors, or doors and windows that do not close properly;
- wood rot, peeling paint and the condition of the roof, exterior walls and gutters;
- unusual noise from ventilation, heating or other systems;
- the number of power sockets and the meter cupboard: the age of the consumer unit, additional circuits and whether there is capacity for induction cooking or a heat pump.
Ask permission before operating windows, taps, ventilation, heating or other facilities. A stain, crack or smell does not yet tell you the cause or how much it will cost to repair. Note it as a warning sign and ask further questions. If in doubt, you need an expert inspection.
Questions for the selling agent
The selling agent represents the seller. Their answers during the viewing provide useful information, but for important matters you should also ask to see documents or arrange an independent inspection.
Ask specific questions about the history of maintenance and damage:
- Has there been any leakage, damp, mould, subsidence or sewer damage?
- What was the cause, when was it repaired and who carried out the work?
- When were the roof covering, window frames and exterior paintwork maintained or replaced?
- How old are the central heating boiler, heat pump, ventilation and electrical system?
- Which alterations have been made, and did they require permits?
- Are there any known problems involving noise, neighbours or the immediate area?
- Why is the home being sold, and how long has it been on the market?
- Which items will remain, and when can the home be transferred?
For repairs or replacements, ask for invoices, warranties, maintenance reports and permits. Also read the seller’s questionnaire. Keep in mind that it only reflects what the seller knows or declares. If a home is being sold by heirs, for example, their knowledge may be limited.
Verify verbal answers
A reassuring answer is not a complete check. Link important statements to a follow-up step:
- Floor area or layout: compare the floor plan with the measurement report and BAG data.
- Alterations: ask for drawings and permit information, and check with the municipality or Omgevingsloket if necessary.
- Leaks or damage: review the questionnaire, invoices, repair reports and any warranties.
- Insulation and energy: check the registered energy label and ask for the full label document.
- Systems: ask about their age, maintenance, faults and any available inspection or maintenance reports.
- Commitments: have agreements about repairs, items that will remain and conditions recorded in writing.
Available information about energy use can provide useful context, but it is not a fixed prediction of your costs. Consumption also depends on the number of occupants, the indoor temperature and daily habits.
Do not forget the surrounding area
Listen with the windows both open and closed. Pay attention to traffic, railways, aircraft, hospitality venues, schools, businesses, equipment and noise from adjoining homes. Walk around the neighbourhood after the viewing. If you are seriously interested, it is wise to return during rush hour, on a weekday or in the evening.
Atlas Leefomgeving provides location-specific indications for factors including noise and air quality. In the Omgevingsloket, you can view applicable rules and government plans that may affect the surrounding area or your renovation plans. Treat this online information as a starting point; if anything is unclear, ask the relevant public authority for more information.
For an apartment: investigate the VvE
During the viewing, also inspect the stairs, access gallery, storage area and letterboxes. You will often spot deferred maintenance in these areas before it appears in the documents.
You are not only buying the apartment; you will also have to deal with shared areas and decisions made by the Vereniging van Eigenaars (VvE). After the viewing, therefore ask for the deed of division and regulations, recent meeting minutes, the budget, annual accounts, insurance information and the long-term maintenance plan.
Check the amount of the monthly contribution, how much money the VvE has reserved and which work is planned. In the minutes, look for deferred maintenance, disputes, loans and possible additional contributions. The existence of a reserve fund does not automatically mean that enough money is available for the planned maintenance.
What should you do immediately after the viewing?
Make your notes as soon as you leave, preferably without the selling agent present. Separate what you actually saw or heard from your own impression. Also note any questions that have not yet been answered clearly.
- Compare the home with your non-negotiable housing requirements again.
- List visible maintenance issues and desired alterations.
- If you are seriously interested, request the available sales documents.
- Verify important statements using documents and public information.
- If necessary, arrange a second viewing or building inspection.
- Only then decide whether you want to make an offer, how much you can offer on a home and which conditions you need.
A building inspection can provide more insight into the technical condition and expected maintenance, but no inspection automatically covers everything. Check in advance what the expert will inspect and whether areas such as the roof, crawl space and systems are accessible. This is how to use the viewing for its intended purpose: not to rule out every risk in one hour, but to identify what you still need to investigate before buying.
