A beautiful living room and a well-maintained garden say little about whether a house is worth its price. During the viewing, buyers must assess the building fabric, ongoing costs, documents and location at the same time. This house-viewing checklist guides you from the initial tour to the second viewing and shows which questions you should ask the seller.
Still looking for a suitable property? Start with the current houses and apartments on TraumImmo and save interesting listings for direct comparison.
Preparing for a house viewing: What should be on your list beforehand
Do not read the property brochure only when you are standing at the front door. Mark missing information and compare the purchase price, living space, plot, year of construction, type of heating and energy rating with similar listings in the same location. You do not yet need financing approval for the first appointment, but you should know your maximum total budget.
In addition to the purchase price, there are real estate transfer tax, notary fees, land register fees and, if applicable, estate agent fees. With TraumImmo’s purchase ancillary costs calculator, you can see before the viewing how much room remains for modernization. The detailed guide to ancillary purchase costs explains the individual items.
Take the following with you to the appointment:
- Smartphone or camera for documented photos
- Tape measure or laser measuring device
- Notepad with this list of questions
- Small flashlight for the basement, attic and auxiliary rooms
- Socket tester only with the owner’s consent
- A second person as an independent observer
If possible, schedule the appointment during daylight. Rain is not a reason to cancel: damp areas, drainage problems and leaky components can sometimes be identified more easily then.
The first impression: Plot, street and surroundings
The viewing does not begin at the front door. Walk through the street for a few minutes and pay attention to traffic, commercial activity, odors, parking pressure and the condition of neighboring properties. Check the routes to the train station, school, shops and medical care at the times of day that are genuinely relevant to your daily routine.
These questions concern the location:
- How noisy is it in the morning, evening and at weekends?
- Are there any planned construction projects or larger open spaces nearby?
- What is the parking situation without the house’s parking space?
- Are the basement, access road or garden at risk during heavy rainfall?
- How long are the actual journeys to work, school and shopping?
Then take a look at the property. Slopes toward the house, standing water, large trees close to the building and cracks in walls can cause subsequent costs. Boundaries, access routes and jointly used paths should later be verifiable against the site plan and land register.
Inspecting the building from the outside
Walk completely around the house once. Do not look only at fresh paint, but at transitions and connections: roof to chimney, windows to façade, terrace to exterior wall and downpipe to drainage.
- How old are the roof covering and roof waterproofing?
- Are there cracks, flaking or dark damp marks on the façade?
- Are gutters, downpipes and the plinth visibly intact?
- How old are the windows and exterior doors, and are they airtight?
- Were the extension, garage, conservatory or attic conversion approved?
A single fine crack in the plaster is not automatically damage. However, wide, diagonal or recurring cracks should be assessed by a qualified person. Do not be tempted into a remote diagnosis: The checklist helps identify the need for inspection, but does not replace a building survey.
Interior spaces: identifying moisture, cracks and conversions
Inspect every room, including storage rooms, the attic and basement. With permission, open doors and look behind large pieces of furniture wherever this is possible without moving them. A permanently tilted window, many air fresheners or freshly repainted individual areas are not proof of a defect, but are reason to ask more detailed questions.
- Does it smell musty or unusually strongly perfumed?
- Are water stains, mold, salt efflorescence or fresh repairs visible?
- Can windows and doors be opened and closed easily?
- Do floors appear uneven, flex or creak heavily?
- Have load-bearing walls been removed or floor plans altered?
- Is there documentation and approval for conversions?
In the basement, exterior walls, floor connections and areas beneath pipes are particularly relevant. In the attic, look for incoming light, dark rafters and damaged insulation. Take photos only with permission and do not photograph personal documents or occupants.
Heating, energy and possible renovation costs
Do not ask only about the energy source. Age, condition, controls and heat distribution determine how expensive the system will be in the coming years. If possible, have heating costs shown over several billing periods; a single mild year is not very meaningful.
- What year was the heating system built, and what is its capacity?
- When was it last serviced, and what repairs were carried out?
- Have radiators, pipes and hot-water storage tanks been replaced?
- Which building components were insulated, when, and to what thickness?
- Are there noticeably cold rooms or frequent moisture problems?
Sellers must make an energy performance certificate or a copy available to prospective buyers no later than during the viewing; after conclusion of the contract, it must be handed over. This is regulated by § 80 of the Building Modernization Act. Check whether a consumption-based or demand-based certificate is available, how old the document is, and whether the building and technical systems still correspond to the condition described.
For cost planning, a possible legal obligation is not the only decisive factor. Voluntary measures such as new windows, roof insulation or a more efficient heating system can also significantly alter the budget. The consumer advice centre therefore recommends an independent assessment of the building’s condition and realistic modernization planning when buying a used house.
Electrical, water and building services
It is difficult to assess technology completely during a short viewing. However, the year of construction, documentation and visible condition provide important indications.
- When were the electrical system, fuse box and wiring last replaced?
- Are residual-current devices installed for the relevant circuits?
- What material are the drinking-water and wastewater pipes made of?
- Are any water damage or burst pipes known?
- Are maintenance records available for the heating, ventilation, solar system or heat pump?
For photovoltaic systems, also ask about the year of commissioning, capacity, inverter, storage system, feed-in agreement and ownership arrangements. A rented system is economically and contractually different from a system sold together with the land and building.
Which documents buyers should check before making an offer
Once there is serious interest, it begins After the viewing comes the document review. Do not assume that details from the exposé automatically match the building file, land register and actual construction.
In particular, ask for:
- current extract from the land register
- cadastral map or site plan
- calculation of living and usable floor areas
- floor plans, building permit and documentation of subsequent alterations
- energy performance certificate
- information on encumbrances on land, where the federal state maintains a register of such encumbrances
- documentation of renovations, maintenance and known damage
- property tax notice and latest utility bills
- for rented properties, tenancy agreement and operating-cost documents
- Do the approved plans correspond to the current condition?
- Are there rights of residence, rights of way, land charges or other encumbrances?
- Are there any known contaminated sites, flooding events, disputes or insurance claims?
- Why is the property being sold, and how long has the house been on the market?
The extract from the land register shows important rights and encumbrances, but does not answer every question. Encumbrances on land, restrictions under public law and unauthorized alterations may be documented elsewhere. If in doubt, consult a notary, building authority or qualified adviser.
Second viewing: Now bring in a surveyor
If the location, floor plan and price are generally suitable, a second viewing follows. For older buildings, visible irregularities or extensive renovation requirements, bring an independent building surveyor. The fee is small compared with an undiscovered roof, damp or structural problem.
At the second appointment, you should:
- specifically clarify open questions from the first viewing
- have critical building components professionally inspected
- verify the plausibility of measurements and floor areas
- compare the documents with the actual condition
- sort necessary work by urgency and approximate cost
- include ancillary costs and modernization in your total budget
Afterwards, do not calculate only the loan repayment. The TraumImmo financing section combines monthly repayment, ancillary purchase costs, real estate transfer tax and a buy-or-rent comparison. The guide Mortgage financing: Basics of a property loan explains how an annuity loan works.
Warning signs when viewing a house
No "A single point does not automatically mean that you must withdraw. However, several unresolved warning signs should give you pause:
- Time pressure and a demand for an immediate commitment
- No access to the basement, attic or individual rooms
- Missing energy certificate or consistently evasive answers
- Contradictions between the exposé, plans and visible condition
- Recently concealed damp areas or a noticeable odor
- Unauthorized living space as an important part of the price justification
- A large number of necessary works without a reliable cost estimate
- Reservation payment before the conditions and repayment are clearly regulated
A sought-after house can still be the right one. However, make the decision based on documents and total costs, not out of fear of missing out.
FAQ About House Viewings
How long should a house viewing take?
For a single-family house, you should plan at least 45 to 60 minutes. With a large plot, outbuildings or many technical systems, a thorough tour will take longer.
Am I allowed to take photos during the viewing?
Only with the consent of the owner or the appointed person. This applies especially to occupied properties, as personal belongings and private rooms are involved.
When do I need a building surveyor?
At the latest before making a binding offer, if the building is older, shows a need for renovation or you cannot reliably assess damage. For new builds, a professional inspection may also be advisable.
Does the seller have to disclose all defects?
You should explicitly ask about known significant defects and document the answers. Nevertheless, conducting your own inspection remains important. What disclosure is required in each individual case depends on the specific defect and the purchase agreement.
Should I negotiate the price at the first viewing?
First note the facts and outstanding costs. A well-founded negotiation is usually more sensible after reviewing the documents and, if necessary, having a second appointment than making a spontaneous offer in the hallway.
Conclusion: Inspect First, Calculate Next, Then Decide
A good house viewing follows a clear sequence: assess the location, inspect the building from the outside, walk through every interior, evaluate the systems and energy performance, check the documents and calculate the total costs. Use the 30 questions as a guide and, if you are seriously interested, plan a second appointment with a qualified Guidance. This way, you compare properties not only by photos and purchase price, but by condition, risk, and the budget that is actually required after the notary appointment.