Physically looking

So you've been searching for property online for days, weeks or months and have chosen the area where you want to buy.

You may have even started to look at Google Maps to have a look at the surroundings to see what suburbs border onto the one you like, and are willing to have a look at real estate for sale there too.

However, once you've done all your research online, it pays to physically visit the area to confirm your research.

Now is the time to take the dog for a walk, get in the car or ride your bike through the streets of where you want to buy to get a feel for the people, the landscape and the quirks of where you want to live.

Have a coffee in the local cafe, have some lunch in the park or talk to some of the locals.

• Is it what you thought it would be like?
• Is that large open piece of land you saw online a park or a vacant industrial lot?

You just don't get the full picture until you put yourself in the middle of it, as a local would live. Part of the property search process is attending open for inspections.

Open for inspection

Now that you've looked around the area and are now keener than ever to buy property, it's time to start looking closely at the more promising properties you've found online when looking at properties for sale.

This can only be done by attending open for inspections, also known as an open house or home inspection.

Put simply, an open for inspection is when a seller opens their house for potential buyers to walk through the property. When attending an open for inspection you may be asked for proof of identification, your phone number and name. This is standard procedure because it serves not only as a security measure for the seller, but also as a contact list, from which the agent or private seller can contact you regarding offers made on the property.

Things to check at an open for inspection

The property may have passed the location, condition and style tests, but is it as good as it looks?

Below is a list of some general things to look for, and questions to ask when walking through any property whether it's old, new, a house or an apartment. You may not be able to check everything, but at least you will have an understanding of the maintenance that could be required if you bought the property, and what a building inspection may reveal. It will also give you some questions to ask the seller, if you are still keen on the property.

Doors and floors

• Floors - are they sloping or 'bouncy'? This could mean the stumps need replacing.
• Doors - do they open and shut freely, without hitting the frame?

Walls and ceiling

• Are there cracks in the walls?
• Looking from the doorways, is there any buckling of walls?
• Are there any mould or damp patches along the wall or at the base?
• Is the ceiling sagging? This could indicate past roof leaks and possible expensive replacement or ongoing maintenance.

Bathroom

• Turn on taps - is water running?
• Look under the sink - are there any leaks?
• Bathroom - is the base of the shower, bath and sink all sealed with grout or sealant?
• Do the shower screens open and close freely?
• Is there an exhaust fan in the bathroom?

Kitchen

• Look for damp stains around the sink and the splash-back.
• Check under the sink for leaks and dampness.

Toilet and laundry

• Flush the toilet and wait for the cistern to refill and stop.
• Does the toilet come to a stop?
• Check behind the toilet when toilet is flushing. Are there any leaks or excessive sealant? This could indicate past or persistent leaks.
• Laundry - check the seal between the trough and the wall. Is there a seal? Is it tiled?
• Laundry - check the overflow drain pipe. Is there any rust? Is it secure?

Laundry inspection - open the doors under the laundry sink. The trough may be painted, but the sink could be rusted.

Windows

• Do the windows open and close freely?
• Windows - is there any noticeable water damage?
• Windows - are there any cracks in the glass?
• Is the paintwork irregular? This could mean a short-term repair is hiding worse damage.

Arrange professional inspections

To make sure that the property looks as good as it seems it's a good idea to get a certified home inspector, or professional building inspectors, to complete a building inspection on the property. An inspector will be able to find things that your untrained eye may miss and identify things that need some maintenance in the future. They will know exactly where to look, what to look for and see any 'cosmetic' fixes the seller may have made to their property. At the conclusion of the inspection, the building inspector will provide the findings in a condition report.

This report will:

• Point out any faults in the property
• Identify whether the faults can be fixed
• The cost of any repairs that may be required
• Highlight any unsafe or unauthorised renovations or extensions.

Ensure the building inspector is insured. This means that if they complete an inspection and do not detect a fault, this will protect you if the repairs have to be made later.

As with the building inspection, a pest inspection ensures there aren't any hidden nasties within the structure of the property. Professional pest inspectors predominantly look for wood-destroying insects, such as borers and termites (white ants). A pest report will explain any current or past infestation.

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