First-time buyer due diligence: What to check before you make an offer

Buying your first home is perhaps the single largest financial commitment you will ever make. It is an exciting milestone, but it also carries significant risk if not approached with due diligence. Simply being charmed by a property's decor is not enough.

A smart property viewing is a critical inspection. It's your opportunity to look past the staging and uncover the facts that will determine the long-term value, your comfort, and your financial liability. Here is your essential checklist for making a serious, well-informed investment decision.

1. Structural health: look for trouble spots

The property's bones are paramount. Structural repairs are often the most expensive, so ignore this at your peril. While minor hairline cracks are generally fine, large, noticeable cracks in the walls or ceilings could point to serious structural movement, which you need to identify early. Furthermore, pay attention to the floors. Walk around deliberately to check if the floor feels noticeably uneven, soft, or spongy, as this can indicate foundational or sub-floor problems that require expert assessment. Finally, if possible, inspect the roof from the ground for missing tiles, sagging areas, or visible damage, and ensure the gutters look clear and intact, as blocked or broken gutters are a common cause of serious damp issues.

2. Spotting water damage and damp

Damp is a major red flag - it’s bad for the house, bad for your health, and costly to fix properly. Always trust the smell test: if you notice a strong, persistent musty smell, you are likely smelling mould or latent damp. Look for visible signs such as mould, peeling paint, or water stains on the walls or ceilings; even small spots can point to an unresolved leak or ventilation problem. Crucially, check for proper airflow in bathrooms and the kitchen, as poor ventilation is the main cause of surface mould and condensation.

3. Inspecting the plumbing and electrical systems

These hidden systems are the source of the most common fix-up jobs. Start with a water pressure test by turning on the taps (hot and cold) and checking the drainage speed. Look discreetly under the sink for any signs of leaks or rust. For heating, ask about the boiler's age and service record, as an outdated or unmaintained boiler is a liability that can lead to high energy consumption and sudden failure. Regarding the electrics, check for a modern fuse box (consumer unit) with circuit breakers and try a few outlets if you can. Always ask the age of the wiring, as rewiring an older home is a big, mandatory investment that must be factored in.

4. Money savers: energy efficiency and utilities

What will it cost to run the house, not just buy it? These factors determine your long-term monthly spend. Always review the energy performance certificate (EPC), as this is the objective measure of the home's thermal performance. Inquire about attic and wall insulation, because better insulation means better heat retention, which translates directly into lower utility bills. Finally, identify the heating and cooling system type and ask about its maintenance history, ensuring that every room is adequately serviced for heating and cooling.

5. The neighbourhood vibe check

The location determines your lifestyle and the property's potential for appreciation. To get a true sense of the area, visit at different times- pop by during morning rush hour and late on a Friday night- to see if the traffic noise is unbearable or if the area feels secure and quiet. Check the practicalities, like how close the essential amenities, public transport links, and parking are. Crucially, check with the local council about any large, planned construction projects nearby that could affect your enjoyment or the property's future value.

6. Windows, doors, and natural light

These affect security, comfort, and noise levels. Test the functionality by opening and closing all windows and doors; they should operate smoothly, and any warping or stiffness needs to be noted. Inspect wooden frames for rot and metal frames for corrosion, and check the seals on double or triple glazing for signs of wear. Finally, assess how much natural light the space receives, as good light improves mood and reduces the need for artificial lighting during the day.

7. Practical living: space and storage

Can you actually live comfortably and functionally here? Make sure you have enough dedicated storage for your belongings. Open closets and check the garage, attic, or basement access to ensure the space truly fits your needs.

8. The negotiation edge: asking the right questions

Gather intelligence to inform your offer and negotiations. Don't hesitate to ask strategic questions like: why are they selling? How long has it been on the market? And have any previous offers been accepted and then fallen through, and if so, why?

9. Trust your gut

After all the inspections and questions, listen to your instincts. If something feels off, arrange a second viewing for a fresh perspective. Your emotional connection and sense of security matter as much as the factual checklist.

For more practical tips and insights on buying your first home, you can also check out our first time buyers’ guide.