The Viewing Checklist That Could Save You £10,000

The mistake is not what you look at during a viewing. It is what you fail to look for. Most UK property viewings last just 40 minutes, with furniture in place, fresh paint masking problems, and zero time to examine the things that cost the most to fix.

Buyers spot obvious issues — cracks, damp, peeling paint — but miss the ones surveyors flag weeks later: hidden structural movement, roof damage invisible from ground level, corroded electrics behind walls.

What are the 10 defects surveyors find most often that buyers miss?

This list is based on common RICS survey findings and actual repair costs reported by surveyors in 2025. Each item includes what to look for at the viewing and why it matters financially.

How do you spot damp and rising damp at a viewing?

Rising damp shows as a salt tide mark (white or brown staining) about 1–1.5 metres up the wall. It is more common in properties built before 1930. Look at the base of exterior walls from outside. Inside, check skirting boards by pressing hard with your finger. Soft or bubbling skirtings often hide damp behind paint.

Check the kitchen and bathroom for soft plaster or peeling wallpaper, especially near the floor. Fresh paint does not hide damp — smell the property. A musty, earthy odour is a strong signal.

Rising damp treatment with chemical injection costs £800 to £2,500 for a terraced house, and up to £5,200 for a detached property. Penetrating damp from blocked gutters or cracks costs £2,000–£5,000.

What do structural cracks look like and when are they serious?

Small hairline cracks (less than 2mm) in plaster are normal settlement. Not urgent. Cracks wider than 5mm, especially diagonal ones or stepping patterns across bricks, suggest structural movement. Photograph these and flag as serious.

Check for diagonal cracks radiating from the corners of windows and doors — this pattern is a classic sign of subsidence. Look at the chimney from outside. Significant lean is a structural concern. Doors and windows that do not fit their openings properly can also indicate movement.

How do you check the roof, windows, and electrics during a viewing?

Roof: Stand outside and look at the roof line. Are tiles or slates missing, cracked, or slipped? Do you see sagging? If loft access is available, look for light coming through, water marks, or damp wood. Check gutters for debris and broken brackets. A new roof costs £5,000–£15,000+.

Windows: Look for condensation between glass panes — this means the seal has failed and the window no longer insulates. Check wooden frames for soft or spongy wood. Open and close all windows. Do they stick badly? Replacing a full set costs £8,000–£15,000.

Electrics: Look at the consumer unit (fuse box). If it has old-style rewirable fuses instead of circuit breakers or RCBOs, the wiring is likely decades old. Try sockets in different rooms. Ask the seller for an EICR (Electrical Installation Condition Report). Full rewiring of a 3-bed house costs £3,500–£5,500.

What about plumbing, boilers, and timber?

Plumbing: Turn on taps in the kitchen and upstairs. Low pressure can signal old, corroded pipes. Look under the kitchen sink for water marks or soft flooring. Flush every toilet. Full replumbing costs £3,000–£5,000.

Boiler: Find the boiler and check the nameplate for manufacture date. Boilers over 15 years old are nearing end of life. Ask for service history. No records mean neglect. Replacement costs £2,000–£4,500.

Timber: Look at exposed timbers — floorboards, rafters, beams. Press hard with a screwdriver. Soft, spongy, or crumbly wood indicates rot. Look for small round holes (2–5mm) with fine dust underneath — active woodworm. Treatment costs £500–£3,000; structural repairs £2,000–£10,000+.

How should you use this checklist at a viewing?

Spend at least 20 minutes inside and outside using this checklist. Do not let the agent rush you. Bring a smartphone and photograph any damage, cracks, stains, or areas of concern.

As you go through the property, classify each issue: Green = cosmetic or easily fixed (under £500). Amber = notable but manageable (£500–£3,000). Red = serious, requires investigation or significantly reduces value (over £3,000).

Do not mention defects to the agent or seller during the viewing. Stay neutral. Save your assessment for after you have left and can think clearly.

When should you commission a full survey?

If you find red flags at the viewing, commission a Level 2 or Level 3 survey before making an offer. Level 2 surveys (£450–£850) are standard and sufficient for most properties under 100 years old with no visible defects. Level 3 surveys (£750–£1,500) are full structural assessments, needed for older properties, listed buildings, or properties showing serious cracks, damp, or subsidence risk.

Quick reference: all 10 defects at a glance

Frequently asked questions