10 Questions to Ask When Viewing a House That Many Buyers Miss
Most people walk into a house viewing with a mental checklist of the obvious: how many bedrooms, is there parking, what's the garden like, how much work does it need? Those things matter, of course, but they're rarely the questions that protect you.
The questions that actually protect you are the ones most buyers wish they'd thought to ask at the time. Some of them the estate agent should be able to answer directly, some are for your solicitor to verify, and some aren't really questions at all. They're prompts for your own next steps, or signals that tell everyone in the room that you know what you're doing.
Knowing which is which makes the whole process less overwhelming. Here are ten to get you started.
1. How long has the property been on the market?
The estate agent should be able to tell you this, and how long a property has been listed is not something they can reasonably hide. A property that has been sitting for several months warrants a conversation. Is it overpriced? Has a previous sale fallen through, and if so, why? A long time on the market is not automatically a red flag, but it always deserves an explanation.
Who handles this: Ask the estate agent directly. You can also check on Zoopla, where listing and previous sales history is often visible.
2. Why are the sellers selling, and how long have they lived here?
A seller who has lived in a property for only a year or two is worth questioning. Did something change? The estate agent may not always know the full picture but asking signals that you're paying attention. Sometimes the answers reveal things about the neighbourhood, the neighbours, or the property itself that no survey ever will.
Who handles this: Ask the estate agent, but if possible ask the sellers themselves. A second viewing is often a good opportunity for a more direct conversation and to ask considered follow up questions to the sellers through the estate agent.
3. Is the property leasehold or freehold? If leasehold, how many years remain on the lease?
The estate agent should know this and be upfront about it. Leasehold means you own the property for a fixed term, and a lease with fewer than 80 years remaining can make it harder to mortgage and harder to sell when the time comes. Lease extension can also be expensive. Asking this question at the viewing signals that you understand the implications, which tends to prompt a more straightforward conversation.
Who handles this: The estate agent should confirm it upfront. Your solicitor will verify the full details of the lease, including any ground rent or service charge obligations, as part of their conveyancing work.
4. Are there any known structural issues, such as damp, subsidence or roof problems?
Estate agents are legally required to disclose known material facts about a property, and that includes structural issues they are aware of. Asking directly puts the question on the record. Damp, subsidence and roof problems are among the most expensive issues a buyer can inherit, and they are not always obvious on a viewing. If the agent hesitates or deflects, that is information too.
Who handles this: Ask the estate agent. Then commission a proper survey, a Level 2 or Level 3 depending on the property, which will pick up structural issues the agent may not be aware of or forthcoming about. Flag any concerns you might have to the surveyor upfront, so they can check in detail on their visit.
5. Have there been any major repairs or renovations? Were they done with the relevant permissions?
This is the question I wish someone had pushed harder on during my own purchase. Extensions, loft conversions, garage conversions and structural changes all require planning permission and, in most cases, building regulations approval. If work was done without the correct permissions, the liability passes to you as the new owner, along with the cost of regularisation. Asking this question at the viewing signals clearly that you know what to look for.
Who handles this: Ask the estate agent, who can then ask the sellers. Your solicitor will then request the relevant certificates and consents as part of their searches. If documentation is missing, they should flag it, and you should ask why. Your solicitor can then guide you through the options available to you.
6. Is there adequate insulation in the walls, floor and loft space?
The estate agent may not know the answer off the top of their head, but asking prompts them to find out, and signals that you're thinking about running costs, not just purchase price. Poor insulation means higher energy bills and, in older properties, potential damp issues too. It's also worth asking whether any insulation work has been done, and whether it was installed correctly.
Who handles this: Ask the estate agent to check with the sellers. The property's EPC will also give you a steer on energy efficiency and may flag insulation recommendations.
7. What's the EPC rating, and when was it issued?
Every property for sale in the UK must have a valid Energy Performance Certificate, and the agent should have it to hand. The rating tells you how energy-efficient the property is, which directly affects your running costs. A property rated E, F or G will cost significantly more to heat. An outdated EPC may also not reflect improvements that have been made, so it's worth asking when it was last assessed.
Who handles this: The estate agent should provide this. EPCs are also publicly available, so you can look up any property on the UK government's EPC register.
8. Are there any signs of pest problems?
The estate agent is unlikely to volunteer this, but asking puts it on record. You can also look for signs yourself during the viewing: droppings, gnaw marks on skirting boards, small holes in wooden details, holes in walls or around pipes. A pest issue that's been properly treated isn't necessarily a dealbreaker, but you need to know about it before you exchange, not after.
Who handles this: Ask directly and use your own eyes. Your surveyor may also flag evidence of pest activity as part of a Level 2 or Level 3 survey.
9. How noisy is the area at different times of day?
This one might raise a smile from the estate agent and that's fine. Ask anyway. Most viewings happen during quiet hours and rarely reflect what a property is like at 11pm on a Saturday or during the school run. The question plants a seed, and more importantly it prompts your own next step: visiting the area at different times before you exchange. Once contracts are signed, what you see is what you get.
Who handles this: This one is on you. If you can, try to visit or drive past at different times, morning, evening, weekend. Schedule a second viewing at a different time of day.
10. What's included in the sale?
Disputes over fixtures and fittings are more common than you'd think. Fitted wardrobes, curtain poles, light fittings, garden buildings, white goods. Sellers are not obliged to leave anything that isn't explicitly agreed. Asking at the viewing avoids assumptions on the most important things like appliances, flooring, electrical switches and sockets, and gets the conversation started early. You'll then receive a formal fixtures and fittings form from your solicitor later in the process, and you can hold the sellers to what was agreed.
Who handles this: Ask the estate agent for an overview at the viewing. Your solicitor will then send you the TA10 (fixtures and fittings form) completed by the sellers. Check it carefully against what you were told.
Knowing the question is only half of it. Knowing who to direct it to is the other half.
One of the most disorienting parts of buying a home is not knowing who is responsible for what, which questions belong to the estate agent, which belong to your solicitor, and which are yours to follow up on yourself. Getting that clarity early makes the whole process feel less like something happening to you, and more like something you're in control of.
These ten questions are a starting point. The Home Truths Guide covers more than 100 questions across every stage of the buying process. From your first viewing through to the day you collect the keys, with clear guidance on who to ask, what to listen for, and what to do next.
Charlotte
Founder, Home Truths
Image by John Cardamone on Unsplash