Is your next property viewing coming up and you're wondering how to make the most of it? A perfectly prepared viewing day is key to avoiding costly mistakes and finding your dream property. With the right strategy, you can secure critical advantages.
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The topic briefly and concisely
Check technical aspects such as heating (often critical if older than 15-20 years), insulation, and the energy certificate thoroughly, as high follow-up costs can arise quickly.
Conduct viewings during daylight and bring along a trusted person to gain a more objective assessment (up to 20% better) and to spot defects more easily.
A detailed preparation including document review and a checklist is crucial for a successful viewing day and can avoid up to 30% of potential surprises later on.
Purchasing a property is the largest financial decision most buyers will ever make. Therefore, it is crucial to conduct a thorough inspection of the desired property. A structured viewing day helps you assess all relevant aspects, from construction quality to location. This guide provides you with practical tips and checklists to ensure your viewing day is a complete success and that you can make an informed purchase decision. Learn how to avoid common pitfalls and recognise the full potential of your dream property.
Optimal Preparation: The Foundation for Your Viewing Success
Thorough preparation prior to the actual appointment is crucial for the perfect viewing day for buyers. Ideally, request all relevant documents such as the property brochure, energy certificate, and floor plans 1-2 weeks in advance. This allows you to get an initial impression and prepare specific questions. Careful review of these documents can save you up to 30% of unexpected surprises later on.
Create a personal checklist with your priorities and deal-breakers. Note down questions about points that aren't clear from the documents. Good preparation also signals your serious interest and can improve your negotiating position by up to 5%. Knowledge of the important sales documents is highly advantageous. This initial phase lays the groundwork for an efficient viewing.
The viewing appointment: Strategic approach and capturing details
Choose a time for the viewing during daylight hours, ideally between 10 am and 4 pm. This way, you can best assess any defects and the lighting conditions. Allocate at least 60-90 minutes for the appointment to avoid being rushed. Bring a trusted person along; four eyes see more than two, and a second opinion can offer assessments that are up to 20% more objective.
Pay attention to the first impression of the house and its surroundings. You should systematically check the following points:
General condition of the facade, roof, and windows.
Development of odours (musty, damp) and noise levels.
Condition of the technical installations (heating, electrics, plumbing).
Orientation of the property and brightness of the rooms.
Possible moisture damage or mould infestation, often hidden in corners or behind furniture.
Take photos or videos (ask for permission!), so you can remember details better later. A structured approach helps you capture all relevant aspects and is an important part of the perfect viewing day for buyers. Also, remember the checklist for property buyers. Careful observation on site is essential to avoid costly surprises later on.
The property from the inside: Critically examine substance and equipment
Inside the property, you should proceed systematically room by room. Test the functionality of light switches, taps, and window mechanisms. Pay attention to the condition of floors, walls, and ceilings—fresh coats of paint can sometimes hide defects. Bathrooms and kitchens are often particularly critical; renovation costs here can quickly exceed 10,000 euros.
Check the number and placement of sockets and connections. Does the layout meet your needs? Is there sufficient storage space? Specifically ask about the age of the heating system; a system older than 15-20 years may soon require expensive repairs or replacement. The real needs of buyers often go beyond mere appearance. A detailed interior inspection protects against unpleasant surprises.
Technical Aspects and Energy Efficiency: Keeping Long-Term Costs in Mind
The energy certificate provides initial indications of energy efficiency and expected ancillary costs. Ask about the average energy consumption over the last 3 years. Good insulation and modern windows can reduce heating costs by up to 50%. Find out about the age and condition of the heating system as well as the electrical and water installations.
The following technical details are relevant:
Type and age of the heating system (e.g. gas, oil, heat pump).
Condition of the windows (single, double, triple glazing).
Insulation of roof and facade.
Presence and condition of ventilation systems.
Age of electrical installations (are there RCDs?).
Outdated technology can quickly lead to refurbishment costs of several tens of thousands of euros. Clarifying these points early is essential for the perfect viewing day for buyers. For a comprehensive assessment, an Auctoa evaluation or the ImmoGPT chat can be very helpful in uncovering potential cost traps. The impact of surveys can strengthen buyer confidence here. The analysis of technical equipment is a must for every buyer.
Location, Environment and Neighbourhood: Your Future Lifestyle
The location is a crucial factor that significantly and long-term affects the value of a property—often up to 60% of the total value. Explore the immediate surroundings either before or after your appointment at different times of the day. Pay attention to noise sources such as main roads or commercial operations. Infrastructure is also important: Are shopping facilities, doctors, schools, and public transport easily accessible? Good connectivity can make daily life up to 25% easier.
Find out about planned construction projects in the neighbourhood that could affect the value or quality of living. A conversation with potential neighbours can be insightful; often you learn details here that are not in the exposé. A pleasant neighbourhood significantly contributes to well-being. The assessment of the location criteria for plots is equally relevant here. A positive environment is worth its weight in gold.
Document review and legal aspects: Security before purchase
Besides the energy certificate, additional documents are crucial for your purchasing decision. Request access to the current land register extract to check ownership details and possible encumbrances (e.g., rights of way, land charges). A land register extract should not be older than 3 months. For residential properties, the declaration of division, the community rules, and the minutes of the last owners' meetings (at least the past 3 years) are relevant.
These documents provide insights into:
Planned maintenance measures and special levies.
The amount of the maintenance reserve (it is often reasonable to set aside at least 0.8% of the purchase price per year).
The relationship between the owners.
Potential disputes within the community.
Missing or incomplete documents can be a warning sign. Take your time reviewing them or consider consulting an expert. Our tips and tricks for buying a house will assist you. Thorough document verification is an essential part of the perfect viewing day for buyers and protects against unpleasant surprises.
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Let the impressions settle after viewing and compare your observations with your checklist and priorities. Discuss your thoughts with your companion. Often, a night's sleep helps in gaining a more objective assessment. Compare the property with other properties you have viewed – at least 2-3 comparable properties are recommended.
Calculate potential renovation or modernisation costs. If necessary, obtain cost estimates from tradespeople. This can strengthen your negotiating position by up to 10-15% of the renovation effort. If there is still serious interest, a second viewing may be sensible, possibly with a building expert. A well-informed decision takes time and a good data basis. The successful property viewing doesn't end when you leave the property. The follow-up is crucial for the next step.
Conclusion: Well-prepared for the dream property
How do I prepare optimally for a property viewing?
Request all relevant documents in advance (property details, energy certificate, floor plans). Create a checklist with your priorities and questions. Research the location and surroundings online. Allow enough time for the appointment (at least 60-90 minutes).
What should I particularly pay attention to regarding the condition of the property?
Check the condition of the roof, façade, windows, and heating system (often critical if older than 15-20 years), as well as electrical and plumbing installations. Look for signs of dampness, mould (often hidden), and cracks. Test the functionality of technical installations.
What role does the energy certificate play during the viewing?
The energy certificate provides information about energy efficiency and expected heating costs. Sellers are required to present this at the latest during the viewing. Pay attention to the energy rating and efficiency class (scale A+ to H).
Why is the location of the property so important?
The location significantly determines the value (up to 60%) and the quality of life. Check the infrastructure (shops, doctors, schools, transport links), sources of noise, and the social environment. Find out about planned construction projects in the neighbourhood.
What questions should I ask the seller or estate agent?
Ask about the year of construction, any renovations carried out (with evidence), the reason for sale, exact additional costs, known defects, the neighbourhood, and the potential move-in date. For condominiums, it is important to ask about the homeowners' association and the maintenance reserve (at least 0.8% of the purchase price per annum is often recommended).
What happens after the viewing?
Let the impressions settle, compare your notes with your checklist and discuss with your companion. Calculate potential renovation costs. If seriously interested, arrange a second viewing, possibly with an expert, before making an offer to buy.
Additional useful links
The Bundesbank offers a detailed analysis of the property market in Germany.
The Verband Privater Bauherren (VPB) provides valuable advice on identifying construction defects when buying property.
The Bundesfinanzministerium provides comprehensive information on the real estate transfer tax.
FAQ
How do I best prepare for a property viewing?
Request all relevant documents in advance (brochure, energy certificate, floor plans). Create a checklist with your priorities and questions. Research the location and surroundings online. Allow enough time for the appointment (at least 60-90 minutes).
What should I particularly pay attention to regarding the condition of the property?
Pay attention to the condition of the roof, façade, windows, heating system (often critically outdated over 15-20 years), and electrical and plumbing installations. Look for signs of moisture, mould (often hidden), and cracks. Test the functionality of technical facilities.
What role does the energy performance certificate play during the viewing?
The energy certificate provides information about energy efficiency and expected heating costs. Sellers are required to present this no later than during the viewing. Pay attention to the energy performance indicator and the efficiency class (scale A+ to H).
Why is the location of the property so important?
The location significantly determines the value (up to 60%) and the quality of life. Check the infrastructure (shopping, doctors, schools, transport links), sources of noise, and the social environment. Get informed about planned construction projects in the neighborhood.
What questions should I ask the seller or agent?
Ask about the year of construction, completed refurbishments (with evidence), the reason for the sale, the exact incidental costs, known defects, the neighbourhood, and the date of a possible move-in. For condominiums, questions about the owners' association and the maintenance reserve (at least 0.8% of the purchase price per annum is often recommended) are important.
What happens after the viewing?
Let the impressions sink in, compare your notes with your checklist, and discuss with your companion. Estimate any potential renovation costs. If you are seriously interested, arrange a second viewing, possibly with an expert, before making a purchase offer.
