Viewings Are About Questions, Not Just Looks

A viewing gives you twenty minutes and a lot of information to process. Photographs are taken on the brightest day of the year with the widest lens available, and estate agent particulars are written to sell rather than to inform. The only way to close that gap is to ask direct, specific questions and watch how they are answered. Take a notebook, look inside cupboards, and don't worry about seeming nosy. A seller or letting agent who welcomes scrutiny is a good sign; one who dodges simple questions is telling you something too.

Heating, Damp and the Fabric of the Building

These three topics cause more buyer's remorse than anything else, and all are easy to disguise with a fresh coat of paint and an open window.

• How old is the boiler, and when was it last serviced? Ask to see the service record and the annual gas safety certificate if it's a rental. A boiler over ten years old is a likely expense within a few years, and old night storage heaters or an ancient back boiler can mean bills far higher than you expect.
• Have there been any damp or mould problems, and what was done about it? Look behind wardrobes and beds, around window reveals, in the corners of upstairs rooms and along skirting boards. A faint musty smell in a room with the window open is a red flag. Condensation is manageable; penetrating damp and rising damp are not cheap to fix.
• What is the EPC rating, and what does it actually cost to heat this place? Ask the current occupants for a recent energy bill rather than accepting an estimate. Check the age of the windows, whether the loft is insulated, and whether there are draughts around external doors. In a rental, you should also ask what the landlord's obligations are around the minimum energy efficiency standards.

Parking, Storage and Everyday Practicalities

The things you'll deal with every single day deserve more than a passing glance out of the front window.

• Is parking allocated, permitted or a free-for-all? If there's a space, ask whether it's included in the price or the rent, whether it's legally part of the title, and whether it's ever used by anyone else. If it's on-street, ask about residents' permits, their cost, and how hard it is to find a space at seven in the evening. Visitor parking matters more than you think.
• Where do the bins go, and is there anywhere to store a bike or a pushchair? In flats, ask about the bin store, communal hallway rules and whether there's a secure cycle store. In houses, check loft access, the size of the shed, and whether the hallway can realistically take coats, shoes and a buggy.
• What's the council tax band, and what are the typical monthly bills? Water, broadband speed and mobile signal are worth testing on your own phone while you're standing in the kitchen. Rural buyers should also ask about drainage, whether it's mains sewerage or a septic tank, and who maintains it.

What's Included and What's Going

Fixtures and fittings disputes are one of the most common causes of friction between completion and moving day.

• Can I see the fixtures and fittings list in writing? Ask specifically about the oven, hob, fridge, washing machine, dishwasher, curtains, blinds, curtain poles, light fittings, garden shed, greenhouse and any garden furniture. Anything not listed is fair game for the seller to take with them, and "we assumed that was staying" cuts no ice once contracts are exchanged.
• If it's a leasehold flat, what are the service charge, ground rent and lease length? Ask what the service charge covers, how it has changed over the last few years, whether any major works or cladding remediation are planned, and whether there's a sinking fund. Short leases and unexpected bills are two of the fastest ways to turn a bargain into a burden.

Neighbours, Noise and the Street Itself

You can change almost everything about a property except its location and its neighbours.

• Who lives next door, and is the area mostly owners or renters? Ask whether there have been any disputes, whether the adjoining property is a short-term let, and how the neighbours are about noise. A candid answer here is worth more than any amount of kerb appeal.
• Is anything planned nearby that might affect the property? Ask about new developments, road schemes, licensing applications for pubs or takeaways, and any right of way or shared access across the property. A quick check of the local council's planning portal after the viewing will confirm what you've been told.

Getting the Answers to Work for You

Write down what you're told, along with the date and who said it, and follow up anything important by email so there's a written record. If the answers raise concerns, book a second viewing at a different time of day — early morning for traffic and parking, evening for noise and street atmosphere, and after heavy rain if damp is on your mind. Before you commit, ask for the documents that back up the answers: the EPC, the boiler service history, the fixtures list, and for leasehold properties, the lease, service charge accounts and buildings insurance details. A good viewing isn't a pleasant wander around someone else's home; it's a short, focused interview. Ask the ten questions above and you'll walk away knowing far more than the brochure ever told you.