Room-by-room property viewing: turn impressions into comparable observations
A useful viewing is not only about deciding whether an apartment “looks nice”. Its purpose is to record observable facts before contract or handover. Begin by confirming that you are inspecting the same asset that will appear in the transaction: block, floor, unit number and orientation. Take dated notes and, with permission, photographs. Use the same sequence for every property so defects are not forgotten when several options are compared. A visual viewing cannot prove structural safety or legalise alterations, but it can reveal signals that require documents or professional investigation.
Entrance, living areas and bedrooms
Open and close the main door and inspect the lock, frame and signs of forced entry or misalignment. Examine floors, walls and ceilings in good light for swollen paint, discoloration, unusual cracking, leakage marks or unexplained recent patching. Open windows and shutters and check basic operation. Measure practical furniture dimensions where usability matters. A stated gross floor area does not always explain how much of the room can actually be furnished or circulated through comfortably.
Look for the source of moisture, not only the stain
A musty smell, mould, local fresh paint, ceiling marks or swollen wood can indicate moisture. Inspect external-wall corners, window reveals, areas below windows and locations beside balconies. Ask about the history of any leak and whether it originated from the roof, façade, plumbing or another apartment. Painting over a mark is not the same as correcting the source. Persistent or extensive evidence deserves specialist inspection and repair records.
Kitchen: water, ventilation and appliances
Run the taps and check water pressure and sink drainage, then open the cabinet below for leaks or odour. Inspect worktops, cabinets, hinges, extractor and ventilation. Where appliances are included in the sale, test them where practical and record make/model for material items. Do not assume a refrigerator, oven or dishwasher stays simply because it is present during the viewing; inclusions should be documented in the sale inventory.
Bathrooms: drainage, waterproofing and ventilation
Operate the toilet, shower and basin and observe drainage speed and visible leakage around connections. Check sealants, joints and moisture on walls shared with adjacent rooms. Confirm effective ventilation, especially in internal bathrooms. Poor shower-floor falls or waterproofing can create repeated leakage. Ceiling damage may originate from the unit above, so investigate the direction of the problem instead of assuming it belongs to your bathroom alone.
Electrical, heating and cooling systems
Locate the electrical distribution board and observe its visible condition without opening unsafe live components. Test lights and accessible outlets with appropriate equipment where available. Understand the heating system—individual gas boiler, central heating, underfloor system or another arrangement—and who pays the operating cost. Run heating/cooling equipment when conditions permit and note abnormal noise, leakage or weak airflow. Ask for maintenance history of important equipment rather than estimating age only by appearance.
Doors, windows and acoustic comfort
Open each window and balcony door and check hinges, locks and seals. Spend several minutes with windows closed and open to understand street noise. Double glazing or a modern frame does not guarantee good acoustic or thermal performance if installation is poor. Look for condensation between glazing panes or draughts around frames. Orientation, floor height and neighbouring buildings also influence daylight, overheating and privacy.
Balcony, terrace and storage
Inspect floor fall, rainwater drainage, railings and waterproofing transitions. Confirm the legal status of any terrace or storage space shown with the apartment: is it part of the independent unit, a registered appurtenance or a common area allocated for use? Current occupation does not itself create ownership. Enclosed balconies or added structures should be compared with the approved project where material.
Parking and common areas
Walk the route from the street to parking and from parking to the apartment. Test ramp gradient, turning space, garage height, lift, stairs and corridors. Inspect lighting, emergency access, lifts, façade condition and garage water marks. A leaking garage or distressed common area can reveal a building-level problem that is invisible inside the apartment. Ask management about current aidat and approved major works.
Match the viewing to the approved and registered unit
A viewing is incomplete if the physical apartment is not reconciled with its records. Compare block, floor, independent-unit number and plan with the approved project and current registry information. If rooms have been combined, subdivided or a balcony enclosed, do not assume the alteration is lawful because it has existed for years. Obtain the appropriate explanation and documentation. The buyer should know that the property inspected is the property legally being acquired.
Know when to escalate to a professional
Use a qualified engineer or specialist when there is significant cracking, repeated moisture, floor movement, retaining-wall concern, structural alteration, complex mechanical systems or an age/condition that makes technical inspection valuable. A personal viewing is excellent for identifying issues, but it cannot establish earthquake resistance, concrete quality or the condition of concealed systems. Finish with a defect list, open questions and requested documents and use them in comparison and negotiation before final commitment.