What to look out for when viewing a flat?

Buying a flat is a big deal and a big expense. When viewing, it is easy to focus on what you see at first glance - nice furniture or freshly painted walls. Often emotions take over and you can overlook the key detailswhich will later turn out to be costly problems. To avoid such a situation, it is advisable to prepare well for each visit to the property.

This article is your practical checklist. It will help you know what to ask and what to look out for, so that your decision is fully informed and thoughtful.

We will guide you step by step through all the important stages of the visual inspection. We will focus on the assessment of technical condition of the building and premises, verification of installations, functionalities layout of rooms, analysis legal status and checking that location actually suits your needs. With this guide, you will gain confidence that you are investing in a secure future rather than endless renovations.

Technical condition of the building and its immediate surroundings

When looking at a flat, start by assessing what's outside. The condition of the entire building and its surroundings has a huge impact on living comfort and future costs. Before you go inside, take a look around and assess the the general condition of the property.

Pay attention to facade - Is there no cracking, damp patches or falling plaster? These could be signs of moisture or insulation problems. Check roof and guttersif you have the opportunity. Go to staircase. Is it clean and well maintained? Assess the condition of the walls, windows and the operation of the lift. Be sure to look at basement. An unpleasant musty smell is a red flag signalling moisture problems.

Finally, evaluate the immediate vicinity of the building. A well-kept lawn, clean pavements or a well-maintained playground are evidence of a well-functioning housing association and good management.

Element to be checked	What to look out for?
Outside the building	Condition of façade, roof, gutters, cracks on walls.
Common parts	Cleanliness of the stairwell, condition of the lift, windows, smell in the basement.
Environment	Appearance of pavements, green areas, car park, playground.

Verification of key installations and potential hidden defects

Now it's time for some detective work inside the flat. You need to find possible hidden defectswhich are likely to generate the highest post-purchase costs. Focus primarily on key installations, as they are the most expensive to replace.

Look carefully at all installations. What you can't see at first glance is often the most important. Turn on the taps, check the water pressure, see how the cisterns work. Pay attention to traces of damp and mouldespecially in wall corners, around windows and in the bathroom. Check the tightness of your windows - leaky frames are a guarantee of higher heating bills.

Installation	Key points for verification
Electric	Condition of fuse board, age of installation, layout of sockets.
Plumbing	Water pressure, rate of water run-off, traces of stains and moisture.
Heating	Type of heating (district heating, gas), condition of radiators, their venting.
Ventilation	Operation of kitchen and bathroom vents (using a sheet of paper).

Functionality of the room layout and assessment of the state of completion

Once you have checked out the technicalities, consider whether this flat will be simply comfortable for you. Functionality of the system is the key to comfortable everyday living. Are the rooms set up and easy to furnish? Is there enough daylight?

Take a walk around the flat and imagine your ordinary day. Is the kitchen ergonomic? Is there a logical division between the living area (living room, kitchen) and the night area (bedrooms)? Think also about arrangement possibilities - whether it is possible to move or demolish any of the walls if necessary.

Then evaluate state of completion. Don't be fooled by fresh paint, which can mask cracks or fungus. Check carefully the condition of floors, doors, windows, and the quality of tiles and fittings in the bathroom and kitchen. Make a list of what needs to be replaced immediately and what can still serve. This will give you a realistic estimate of cost of renovation and adaptation.

Analysis of the legal and formal status of the property

This is one of the most important, but often overlooked, stages. Even the perfect flat can turn out to be a legal trap. Security of transactions depends on thorough verification of the documents.

The absolute basis is land register number. Ask your landlord for it and check the content yourself on the internet. It doesn't cost anything and gives you a wealth of knowledge.

• Division II will tell you who owns the property.
• Chapter III will disclose possible rights and claims, e.g. an easement on a flat for another person.
• Chapter IV informs about the mortgage, i.e. the encumbrance of a bank loan.

In addition to the land register, ask for certificate of no arrears in payments (from a cooperative or community) and certificate of no registered persons. This will avoid inheriting debts or problems with tenants.

Evaluation of the location in terms of day-to-day operations and future plans

Remember that you cannot change the location. Therefore, its assessment must be very thorough and take into account your plans for the future.

Start with daily logistics. Find out how long it will take you to commuting during rush hour, both by car and by public transport. See where the nearest shops, pharmacy, clinic, kindergarten or school are.

Equally important is quality of life after work. Are there parks, cycle paths or other recreational areas? It is worth visiting the area at different times of the day and week to see if it is safe and quiet. Finally, check local development plan. It will tell you whether a busy road or a large factory will be built under your window in a few years' time.

Key to a successful transaction: comprehensive verification

Buying a home is undoubtedly one of the biggest decisions of your life and a major investment. It is important to approach it with reason and proper preparation. Take your time, give yourself time to carefully check everything that could affect your future in your new place.

Remember to always thoroughly verify the technical condition of the building and the premises themselves. Pay attention to what is visible, but above all to the potential hidden defects - They are the ones that most often generate unforeseen costs. It is equally important that the space meets your needs and was functional. Think about how you will live in it on a daily basis. Don't forget legal aspects - check the land registry and all documents to make sure the transaction is secure. Finally, carefully assess locationBecause you can't change it. It has to fit in with your lifestyle and future plans.

If in doubt, do not hesitate to use the expert assistance. Sometimes it is worth investing in an expert opinion or legal advice to avoid much bigger problems in the future. Remember, this is your investment in comfort and peace of mind for years to come.

Frequently Asked Questions (FAQ)

What documents should I check before buying a flat?

First of all, ask for land register numberto verify the owner and possible encumbrances, such as a mortgage or easement. It is also important certificate of no rent arrears and certificate of no registered persons, which will give you a head start without debt or legal problems.

What to look out for in the stairwell and basement?

Assess the general cleanliness and condition of the common areas. Pay attention to the condition of the walls, windows, lift and installations in the corridors. Be sure to look in the basement and check for floating musty smellwhich is a clear sign of moisture problems in the building.

How do you quickly check key installations in your home?

Turn off the taps to check water pressure and see if the water drains efficiently. Check the fuse board - an outdated one could mean the whole electrical system needs to be replaced. Stick a piece of paper to the vents in the kitchen and bathroom to assess whether the ventilation is working properly.

What is the land register and how to check it?

The Land Registry is a public register that describes the legal status of a property. You can check online for free On the website of the Ministry of Justice, knowing its number. The key sections to verify are Section II (who owns it) and Section IV (information on any mortgage).

Is it worth buying a flat for a general refurbishment?

It depends on your budget and time. A flat to renovate is usually cheaper, but requires an accurate estimate of the cost of the workespecially the replacement of installations, windows or floors. This is a good option if you want to furnish everything 'your own way', but you must be ready for the extra expense and commitment.

How do you assess whether the price of a flat is adequate?

Compare the offer with prices similar flats in the same locationLook through the advertising portals. Consider the condition of the property - a refurbished flat will be more expensive than one that needs repairs. A sound assessment of the standard of finish and location will help you to determine whether the price is marketable.

What to ask the landlord or intermediary during a viewing?

Be sure to ask about reason for sale real estate and about amount of monthly charges maintenance costs (rent, renovation fund, utilities). Ask when key installations were last repaired and what the nearest neighbours are like. These are simple questions that can give you the big picture.

What are the hidden costs of buying a flat?

In addition to the price of the property, you must add notary costs (tax), tax on civil law transactions (PCC) amounting to 2% of the price (on the secondary market) and court fees for entries in the land registry. If you use an agency, add its commission as well.

How do you find out what will be built in the area in the future?

The best source of knowledge is Local Development Plan (MPZP). This document is public and available from your local authority. You will check it to make sure that no construction of a nuisance road, factory or large shopping centre is planned in the neighbourhood.

Is a mortgage in the Land Registry a problem when buying?

Absolutely not. This is the standard situation when the seller has bought the flat on credit. The transaction is completely secure and carried out at a notary. Part of your payment goes directly to the seller's bank to pay off his debt and the rest goes into his account.