What to Look for on a Second House Viewing: The Checklist Most Buyers Skip
If you've been to a first viewing and you're seriously considering making an offer, a second viewing isn't just useful, it's essential. The first viewing is often an emotional experience. You're taking in the overall feel of the property, imagining your furniture in the rooms, and deciding whether you like it. Important things get missed.
The second viewing is where you slow down and look properly. Here's what to focus on.
Go at a different time of day
If your first viewing was in the morning, go back in the afternoon or evening. Noise levels, natural light, traffic and parking can all be very different at different times of day. A property that felt calm and bright at 10am might be very different during the school run or rush hour.
Look at the condition more carefully
First viewings tend to be focused on layout and size. On your second viewing, look at the fabric of the property more closely. Check the ceilings and walls for cracks, damp patches or staining. Look at the windows for condensation between the panes, which can indicate failed double glazing. Check the condition of the roof from outside if you can, and look at the gutters and downpipes for signs of damage or blockage.
In the kitchen and bathroom, look under sinks for signs of leaks or water damage. Check that taps, showers and extractor fans are working. Turn the heating on if you can and make sure it responds properly.
Ask about the boiler and heating system
Find out how old the boiler is, what make it is, and when it was last serviced. Boilers that are more than 10 to 15 years old may be approaching the end of their working life, and replacement can cost thousands. Ask whether there's a current service record and whether the system has had any recent issues.
Check what's included
Ask the seller or estate agent to confirm what's included in the sale. Fixtures like curtain rails, light fittings and fitted wardrobes are usually included but it's worth confirming. Garden sheds, outbuildings and appliances vary. The TA10 (Fittings and Contents form) will set this out formally later in the process, but it's useful to have a clear picture early. For more on what the TA forms cover, read our guide to the conveyancing process.
Look at the outside carefully
Spend more time outside on the second viewing than you did on the first. Check the condition of the brickwork, pointing and render. Look at the roof from different angles if possible. Check boundary fences and walls and consider whose responsibility they are to maintain. If there's a garden, look at it properly rather than just glancing through the window.
Ask the questions you forgot to ask the first time
A second viewing is also an opportunity to ask any questions that came to mind after the first visit. Why are the sellers moving? How long have they lived there? Have there been any neighbour disputes? Has the property ever flooded? These are questions that can reveal a lot about the property and the sellers' situation.
If you haven't already, this is also a good time to ask about the local area, nearby developments and anything that might affect the property's value or your enjoyment of it. Our guide to 10 questions to ask when viewing a house covers the full list of what to ask at both viewings.
Think about your survey
By the end of your second viewing you should have a clearer sense of the property's condition and whether any issues are likely to come up in a survey. If you've spotted things that concern you, make a note of them to flag to your surveyor when you instruct one. Read our guide to the three levels of house survey so you know which level is right for this property.
The full viewing checklist
The Home Truths Guide includes the complete checklist of questions to ask at a house viewing, covering everything from the estate agent's local knowledge to the property's running costs and energy efficiency, so you never leave a viewing wishing you'd asked something.
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