7 Things to Check Before Buying a Property (That Most Buyers Miss)

I fell into this by accident, really.

A friend was buying his first property back in 2008. Asked me to "have a quick look" because I'm a handyman. I found a bunch of problems his survey hadn't mentioned. Saved him about £6,000 in unexpected repairs.

Word spread. More people started asking. Now it's a regular part of what I do—especially for first-time buyers and property investors.

One of my mentors always told me:

"Always assess the space by your view and experience, and act on base of that. Because if things go wrong, this is your fault—not the person who just told you what to do."

He meant: use your eyes. Use your brain. Don't just tick boxes on a form—actually look at what you're seeing.

That's what I do on these inspections. I look at properties the way I'd look if I was buying it myself.

Before I start, let me be clear:

I'm not a surveyor. I'm a tradesman. I don't do structural calculations or write formal RICS reports.

What I do is walk through properties with 20+ years of renovation experience and spot the practical problems that cost money to fix. The DIY disasters. The botched jobs. The things that look fine but aren't.

This article isn't criticizing surveyors or other professionals—they do important work that I can't do.

But they're looking for different things than I am.

A surveyor might note "evidence of minor damp." I'll tell you it's actually condensation from poor ventilation, and fixing it properly costs £180, not the £3,500 the damp company will quote you.

So use this guide alongside your survey, not instead of it. Get professional advice where you need it. But also use your own eyes and common sense.

1. The Real state of "Renovations"

What most buyers see: Beautiful new kitchen, freshly painted walls, modern bathroom

What I look for: Whether it was done properly or just made to look good

Story from Norwood:

Stunning end-of-terrace. £575,000. Listing said "professionally renovated throughout." New kitchen looked expensive. Bathroom was gorgeous.

I looked closer.

Kitchen worktop wasn't level (I used my phone's spirit level app). Units weren't properly fixed to walls

I could pull them slightly away from the wall. Sink plumbing was already dripping. Oven was wired incorrectly (cooker socket instead of dedicated circuit). Extractor fan was venting into the loft, not outside.

Bathroom tiles weren't level—you could see it if you looked along the line. Shower tray had already leaked (I could see water damage on the ceiling directly below). Toilet wasn't properly sealed to the floor. Extractor fan wired to light switch with no timer.

This wasn't "professionally renovated." This was someone who watched YouTube and did their best.

Cost to fix properly:

• Kitchen reinstallation: £8,000

• Fix leak damage + bathroom corrections: £3,500

• Electrical corrections: £1,200

• Total: £12,700

The buyers offered £560,000. Seller accepted.

What to check yourself:

In the kitchen:

• Is worktop actually level? (Use phone spirit level app)

• Do cupboard doors close properly? (Gaps should be even)

• Open cupboards—are units properly fixed to walls?

• Turn on taps—any drips underneath?

• Where does extractor fan actually vent? (Into loft is wrong, outside is right)

• Does oven have dedicated circuit or just a socket?

In bathrooms:

• Run your finger along tile lines. Are they level?

• Any gaps in silicone or grout?

• Turn shower on—does water pool anywhere it shouldn't?

• Is toilet wobbly? (Shouldn't move at all)

• Does extractor fan keep running after light turns off? (It should)

Red flags that suggest DIY work:

• Things not quite level or straight

• Gaps in silicone

• Cheap materials mixed with expensive (expensive tap, cheap tiles)

• Different quality workmanship in different rooms

• Can't tell you who did the work

Why this matters:

If renovations were done badly, you're looking at:

• Immediate fixes: £5,000-15,000

• Long-term problems (leaks causing damage)

• Potentially non-compliant work (electrical, plumbing)

Tools I use (you can too):

• Phone spirit level app (Free) - Check if things are level

• Tacklife Moisture Meter (£20, Amazon) - Test walls for damp

• Torch (£15, Amazon) - Look in dark corners and cupboards

2. Ventilation problems (The silent expensive issue)

What most buyers see: Nothing (ventilation is invisible)

What I look for: Whether the property can actually breathe properly

Story from Sydenham:

Four-bed Victorian conversion. Looked perfect. I checked every room's ventilation.

What I found:

• Kitchen extractor fan venting into loft (wrong)

• Bathroom fan wired to light with no timer (wrong)

• Bedroom windows painted shut (can't open for ventilation)

• No trickle vents in any double glazing (required by Building Regs)

• Loft insulation blocking roof vents (condensation risk)

This property was set up for condensation and mould problems. Give it 6 months and every room would have issues.

Cost to fix properly:

• Kitchen fan re-duct to outside: £250

• Bathroom timer fan + proper installation: £180

• Free bedroom windows (paint removal): £200

• Install trickle vents: £400

• Loft ventilation correction: £150

• Total: £1,180

Not massive, but it's £1,180 the buyer didn't know about.

What to check yourself:

Extractor fans:

• Where do they actually vent? (Should go outside, not loft)

• Do bathroom fans keep running after light turns off?

• Do they work at all? (Turn them on)

• Can you feel airflow? (Hold tissue paper near it)

Windows:

• Can all windows actually open?

• Are there trickle vents at the top?

• Any signs of condensation between double glazing?

General:

• Any musty smells anywhere?

• Any black spots in corners (mould)?

• Windows covered in condensation in morning?

Why this matters:

Poor ventilation causes:

• Mould (health issues, looks terrible)

• Condensation damage (peeling paint, damaged walls)

• Higher heating bills (trying to combat dampness)

• Long-term structural issues

My recommendation:

If you see ventilation problems, get quotes for fixing them before you buy. Factor it into your offer or negotiate.

3. The Electrics (Potentially dangerous, often overlooked)

What most buyers see: Sockets work, lights turn on

What I look for: Whether the electrical work is actually safe and compliant

Story from Crystal Palace:

Property listed as "fully rewired 2023." Consumer unit (fuse box) looked new with test stickers.

I opened it. Absolute mess inside. Mixed cable sizes. No RCD protection on some circuits. Cables not properly terminated. The test stickers were just stuck on—clearly not actually tested.

I tested a few sockets with my voltage tester. Two had reversed polarity (live and neutral swapped—dangerous). Earth connections were questionable.

This was DIY work made to look professional.

The buyers walked away.

What to check yourself:

Consumer unit (fuse box):

• Does it look modern? (Should have switches/RCDs, not old fuse wire)

• Are there test stickers with dates?

• Can seller provide electrical certificates?

Sockets and switches:

• Same quality throughout? (Mixed brands suggest different people worked on it)

• Properly fixed to walls? (Loose switches suggest rushed work)

• Any brown scorch marks around sockets?

General:

• Ask: "Do you have electrical certificates?"

• If answer is no or vague → Assume work isn't certified

• Budget for electrical inspection (£200-300)

Why this matters:

Non-compliant electrical work means:

• Potential safety hazard (fire risk, shock risk)

• Can't get insurance sign-off

• Might need complete rewire: £4,000-8,000

• You're liable if anything goes wrong after you buy

Red flags:

• No certificates available

• "We did it ourselves to save money"

• Mix of old and new wiring visible

• Consumer unit has no test dates

• Different socket/switch styles throughout

My recommendation:

Always ask for electrical certificates. If they can't provide them, assume the worst and get your own electrician to inspect before buying.

4. Water and drainage issues

What most buyers see: Taps work, toilets flush

What I look for: How well water actually drains and whether there are hidden leaks

Story from Penge:

Nice three-bed semi. Nothing obviously wrong. I ran all taps and flushed the toilet.

Toilet flushed... slowly. Very slowly. Kitchen sink drained slowly too.

I went outside, lifted the manhole cover. Drains were nearly full of standing water. Should be flowing freely, not sitting full.

Lifted another manhole further down the garden. Completely blocked with tree roots. Large tree in next-door's garden, roots growing straight into the drain.

The owner knew. They'd been having it jetted every 6 months. Didn't mention it.

Cost to fix properly:

• CCTV drain survey: £150

• Excavate and repair damaged drain: £3,500

• Root barrier installation: £800

• Total: £4,450

The buyers waited repairs to be done. Property eventually sold 4 months later.

What to check yourself:

Inside:

• Flush toilet—does it clear quickly or slowly?

• Run all taps for 30 seconds—do sinks drain fast?

• Any smells near sinks or toilets?

• Look under sinks—any water stains or dampness?

Outside:

• Where are the drains? (Usually manhole covers)

• Can you lift them? (Some are stuck)

• If you can lift them—is drain running or sitting full?

• Are there large trees very close to property?

Why this matters:

Drainage problems cause:

• Frequent blockages (£80-150 each time to clear)

• Eventual drain collapse (£3,000-8,000 to fix)

• Sewage backup (health hazard, insurance nightmare)

• Reduced property value

What I tell buyers:

If drains seem slow or there are large trees near the property, budget £150 for a professional CCTV drain survey. Worth it for peace of mind.

5. Roof condition (Expensive problem people ignore)

What most buyers see: "Roof appears satisfactory" on survey

What I look for: How much life the roof actually has left

Story from Dulwich:

Victorian terrace. Survey said "roof appears satisfactory from ground level."

I went in the loft with my torch. Spent 20 minutes up there properly looking.

What I found:

• Multiple slipped tiles (could see daylight through gaps)

• Felt paper (underlayment) was rotting in several places

• Battens (what tiles hang on) were soft with rot in two areas

• Lead valley between main roof and extension had cracks

• Water stains on rafters (had leaked recently)

This roof had maybe 2-3 years before it needed replacement. One heavy storm and it would definitely leak.

Cost to fix:

• Re-roof one side of terrace: £8,500

• Replace lead valley: £1,800

• Scaffolding: £1,200

• Total: £11,500

Buyers negotiated £10,000 off asking price.

What to check yourself:

If you can access the loft:

• Take a good torch (I use a Maglite LED, £25 on Amazon)

• Look up at the underside of the roof

• Can you see daylight through tiles? (Very bad)

• Is felt paper intact or torn/rotting?

• Are wooden battens solid or soft/rotten?

• Any water stains on wooden beams?

• Any signs of recent leaks?

• Mice signs ?

From outside:

• Are tiles straight or some slipped?

• Any obvious missing tiles?

• Moss growth? (Not a problem itself, but indicates age)

• Age of roof? (If pre-1980 and looks original, it's old)

Why this matters:

Roof replacement costs £8,000-20,000 depending on property size. If roof has 2-3 years left, you need to budget for it.

My recommendation:

Always go in the loft if you can. Spend 10-15 minutes looking properly with a good torch. Take photos. If you're unsure what you're seeing, show the photos to a roofer for a quick opinion. Or

request one roof drone inspection (£150 - £300)

6. Insulation (Or Complete Lack Of It)

What most buyers see: Nothing (insulation is hidden in walls and lofts)

What I look for: Whether the house will cost a fortune to heat

Story from Croydon:

1960s three-bed house. Looked fine. Nice decoration. I went in the loft.

No insulation. None. You could see bare plasterboard ceiling from the loft. In winter, you might as well be heating the sky.

I checked the walls (cavity walls on a 1960s house). With the owner's permission, I drilled a tiny inspection hole. No cavity insulation either.

The reality:

This house was costing £2,500-3,000/year to heat. With proper insulation, it would cost £1,000-1,200/year.

That's £1,500-1,800/year thrown away. Over 10 years? £15,000-18,000 wasted.

Cost to fix:

• Loft insulation (270mm depth): £800

• Cavity wall insulation: £1,800

• Total: £2,600

• Saves: £1,500/year on heating

Payback period: Less than 2 years

The buyers negotiated £3,000 off asking price and immediately got insulation installed after completion.

What to check yourself:

Loft:

• Go up and look

• How deep is insulation? (Should be 270mm—about the height of a ruler)

• Is there ANY insulation? (Some old houses have none)

Walls:

• Pre-1920s house = Solid walls (harder/more expensive to insulate)

• Post-1920s house = Usually cavity walls (easier to insulate)

• Ask: "Are walls insulated?"

• Vague answer probably means no

Windows:

• Single glazed (old, inefficient) or double glazed?

• If double glazed, how old? (Pre-2000 = less efficient)

General:

• Does house feel cold when you visit?

• What's the EPC rating? (Should be C or better)

• Ask to see energy bills (winter bills very high = poor insulation)

Why this matters:

Poor insulation = Higher energy bills forever. It's literally throwing money away.

My recommendation:

If insulation is poor, get quotes before buying. Factor it into your offer. It's one of the few improvements that pays for itself within 2-3 years.

Tools you might want:

• Inspection Camera (£40, Amazon) - Look into cavity walls

• Thermal Camera (Seek Thermal, £200, Amazon) - Shows heat loss (optional but brilliant)

7. Signs of previous problems (That have been "Fixed")

What most buyers see: Freshly decorated rooms

What I look for: Why rooms were recently decorated

Story from Forest Hill:

Property looked immaculate. Every room freshly painted. Lovely.

I looked closer.

Living room: Fresh paint, but I could see slight texture differences in the plaster. Recent patch repairs. Why?

Bathroom: Newly tiled around bath. But grout was already cracking slightly. Poor tile preparation underneath.

Bedroom: Fresh paint, but slight damp meter reading on one wall (18%—just under the 20% "problem" level, but still concerning).

Kitchen: Pristine white paint, but faint water stains on ceiling that paint didn't fully cover.

What this told me:

This property had recent problems. Someone had decorated over them rather than fixing the causes.

What I found:

• Living room: Previous leak from bathroom above (badly fixed)

• Bathroom: Tiles over old tiles (will fail soon)

• Bedroom: Active damp issue (just painted over)

• Kitchen: Leak from upstairs bathroom not properly fixed

Why this matters:

Fresh decoration can hide:

• Damp problems

• Leak damage

• Structural cracks

• Mould issues

• Previous flooding

What to check:

Fresh paint:

• Why was it painted? (Normal wear or covering problems?)

• Is paint texture consistent? (Patches suggest repairs)

• Any slight bumps or texture through paint?

Recent tiling:

• Why was it re-tiled?

• Is grout perfect or already cracking? (Rushed job)

• Tap tiles—do any sound hollow? (Not stuck properly)

General:

• Ask: "Have there been any water leaks?"

• Ask: "Why did you redecorate?"

• Any water stains visible through fresh paint?

My moisture meter trick:

I always test walls with a moisture meter even in freshly decorated rooms. If reading is above 15%, I ask questions. Above 20% is a definite problem.

My recommendation:

If a property has been very recently decorated (within 6 months), ask why. Sometimes it's normal (preparing to sell). Sometimes it's hiding something.

What My Inspections Actually Cost

I charge £150 for a standard 2-3 bedroom house inspection (takes about 2 hours).

What you get:

• Full walkthrough of property

• I test things (moisture meters, electrical spot-checks, run water, check ventilation)

• Written report with photos

• Priority list (urgent problems vs minor issues)

• Cost estimates for everything I find

Not included:

• Opening up walls or floors (visual inspection only)

• Full electrical testing (I spot-check but don't do comprehensive tests)

• Structural calculations

• Specialist surveys

If I find something serious, I'll recommend the appropriate specialist (roofer, electrician, structural engineer).

Typical costs:

• 1-2 bed flat: £100

• 2-3 bed house: £150

• 4-5 bed house: £200

• Commercial property: £250+

Is it worth it?

Based on properties I've inspected over the years:

• 30% have no significant issues found

• 50% have £1,000-£5,000 of issues identified

• 15% have £5,000-£15,000 of issues identified

• 5% have £15,000+ of issues (buyers often walk away)

Average saving/negotiation: £4,200

My £150 fee has paid for itself 28 times over on average.

When to Walk Away From a Purchase

In 20 years, I've learned: some properties aren't worth buying at any price.

Walk away if:

1. Multiple major issues (Everything needs work)

2. Seller is dishonest (Actively hiding known problems)

3. Total work needed exceeds 20% of purchase price

4. Major structural concerns (Subsidence, major movement, serious cracks)

5. Your gut says something's wrong (Trust that feeling)

Example:

Property at £400,000. I find £90,000 of work needed.

Even if you negotiate £50,000 off (unlikely), you're spending £440,000 total. You could probably buy a better property for that.

Walk away.

Sir John used to tell me:

"Why rush to finish a job? You'll be known for a sloppy job or as an expert of high value. What do you prefer to be known for?"

Same applies to buying property. Don't rush into a bad purchase because you're tired of looking. Better to wait for the right one.

2. Tacklife Moisture Meter (£20, Amazon)

3. • Tests wall dampness

   • Essential for any property check

   • Shows readings 0-100%

   • Anything over 20% is a problem

     Powerful LED Torch (£25, Amazon)

   • Maglite LED or similar

   • Essential for lofts and dark spaces

   • Shows what normal light misses

     Phone Spirit Level App (Free)

   • Check if worktops/tiles are level

   • Spot poor workmanship

   • Built into most phones now

     Voltage Tester Pen (£15, Amazon)

   • Basic electrical safety check

   • Test if sockets are live

   • Cheap and simple

     Small Inspection Mirror (£8, Amazon)

   • See behind/under things

   • Check under sinks for leaks

   • Look in tight spaces

     Phone Camera (Free)

   • Document everything

   • Take hundreds of photos

   • Compare later in detail

     Advanced Kit (If You're Serious - £200 extra):

     Seek Thermal Camera (£200, Amazon)

   • Plugs into phone

   • Shows heat loss and cold spots

   • Finds hidden leaks

   • Brilliant for insulation checks

     Inspection Camera (£40, Amazon)

   • Flexible camera on a lead

   • Look into cavities and behind things

   • See what's inaccessible

Everything I use professionally, you can buy on Amazon for under £300 total.

2. Before viewing:

3. -Read the listing carefully

   -Note any phrases like "needs modernisation" (means: needs everything)

   -Check when work was done (recent = possibly covering problems)

   -Look at photos carefully for inconsistencies

4. During viewing:

5. - Take your time—don't rush

6. - Check all 7 things I've listed above

7. - Ask to see loft

8. - Lift manhole covers if you can

9. - Run taps and flush toilets

10. - Take lots of photos

11. After viewing:

12. - Review your photos at home

13. - List any concerns you spotted

14. - Research what fixing them would cost

15. - Decide if you want to proceed

16. Before making offer:

17. - Consider booking an independent inspection (£100-200)

18. - Get proper survey (lender usually requires this anyway)

19. - Use inspection findings to inform your offer

20. After offer accepted:

21. - Get full survey done

22. - If survey or inspection reveals problems, renegotiate or walk away

23. - Don't feel pressured to complete if serious issues found

2. This is what I actually do for buyers and investors now:

3. For First-Time Buyers:

   • Walk through property together

   • I explain what I'm seeing and why it matters

   • Show you problems in plain English

   • Help you understand what you're actually buying

   • Give you confidence or grounds to walk away

   For Investors:

   • Identify true renovation costs

   • Spot hidden problems that affect ROI

   • Calculate realistic budgets

   • Advise on whether deal makes sense

   For Landlords Buying Rentals:

   • Check for deferred maintenance

   • Identify immediate costs

   • Flag compliance issues

   • Prioritize work needed

   What I provide:

   • 2-hour on-site inspection

   • Written report with photos

   • Priority list (urgent/important/minor)

   • Cost estimates for all work identified

   • Follow-up phone call to discuss

   • £150 for standard 2-3 bed house

   Recent results:

   • Saved first-time buyer £18,000 (found undisclosed problems, negotiated down)

   • Prevented investor buying property with £90,000 work needed

   • Helped buyer negotiate £12,000 off asking price based on my report

2. Don't buy based on how pretty photos look.

   Don't trust estate agents saying "professionally renovated."

   Don't assume surveys catch everything.

   Do use your eyes and common sense.

   Do ask questions about everything.

   Do get an independent inspection if you're unsure.

   Do factor problems into your offer price.

   Do walk away if it doesn't feel right.

   One of my mentors always said: "Always teach others. And one day, when you're my age, you'll understand why to teach and share what you know."

   Learn from my mistakes and 20 years of seeing what goes wrong.

2. Buying a property? Book an independent inspection before you exchange contracts.

   What's included:

   • Full property walkthrough (2 hours)

   • Check all 7 things in this article plus more

   • Written report with photos and cost estimates

   • £150 for most properties

   It's the cheapest insurance you'll ever buy.

   I've inspected hundreds of properties for buyers. Some had no issues. Some had thousands of pounds of hidden problems. Better to know before you buy than discover afterwards.

3. 📧 Email: Lovelofters@gmail.com

4. 🌐 Book: lovelofters.com/property-inspection

5. Most inspections scheduled within 48 hours. Book before your survey to get complete picture.