What to Look for at an Open Inspection - The Ultimate Home Buyers Checklist
Thinking about buying a new home? It’s certainly exciting!
But before you dive headfirst into glossy sales brochures, flashy online listings and virtual tours, it pays to remember one thing before any paperwork is signed on that property you just fell in love with.
Going along to the open inspection is a must. And knowing exactly what to look for at an open inspection is even more important.
While perfectly polished photos can dazzle, and video tours might make you feel like you’re right there, an in-person open inspection lets you see what’s behind the fancy façade and assess what might have been left out of the online pictures.
Think of it as your opportunity to play detective before making what could possibly be the largest investment of your life.
So here we reveal what to look for at an open inspection, and equip you with the knowledge to confidently inspect and assess your potential new home so you can make a wise and informed decision.
1. Mould & Discolouration.
If you see anything that looks like water damage, consider it a red flag. How can you tell? Look for signs of mould or discolouration, and carefully inspect walls, ceilings and skirting boards. If you notice skirting boards or cornices pulling away from the wall, it could indicate past water damage. And while they may only look minor, these symptoms can mean there are huge problems hiding away behind the gyprock. Not only are these things unsightly, but they can potentially causing health and structural issues down the line. Read = an expensive repair bill.
2. Strange Furniture Placement
When you attend an open home, be wary of large furniture, wall hangings or floor rugs that seem to be placed in odd positions. Why? These could be hiding defects in the walls or floors.
If you notice anything that seems out of place or doesn’t quite fit the decor, don't hesitate to ask the showing agent questions. There could be problems hidden beneath the surface, and your keen observation could save you from making a costly mistake.
3. Ceilings & Roof.
One of the critical things to look for during an open inspection is the state of internal ceilings and the roof outside. That’s because any sagging can be a telltale sign of significant structural problems. If the ceiling or roof isn't flat, it could indicate issues with the supporting structures, potentially point to water damage or -worse still - foundational problems.
4. Smells.
Whilst it may seem odd, your nose can provide crucial clues about a property.
Damp smells in wet areas, inside cupboards or in bedrooms, could indicate hidden water damage or mould.
Likewise, the scent of gas or burnt plastic when appliances are turned on could hint at potential gas leaks or electrical issues.
So be sure to do some ‘sniffing around’ during your open inspection, as it can reveal serious problems that could require expensive fixes down the line.
5. Cracks.
Cracks in walls, floors or ceilings - no matter how minor - can suggest significant problems with the foundation or overall structure of the house. And structural integrity is vital to the safety and durability of a home.
If you think a crack is too small to worry about? Even tiny cracks can grow over time, leading to much larger safety risks and costly repairs. So it pays to keep a keen eye on any sign of cracks during your open inspection.
6. Corrosion, Rust & Rot.
During your open inspection, pay attention to things like the condition of gutters, downpipes, stormwater drains, external pipes and timber beams. If they show signs of corrosion, rust or rot, they may need to be replaced sooner than later.
These issues might point to a lack of maintenance over time, which could result in further damage to the home, or unexpected replacement or repair costs for you.
7. Heating & Cooling.
Consider the size, condition and age of any hot water systems and air conditioning units, and ask the selling agent when they were installed or last serviced so you can anticipate potential future repairs or replacement costs.
Because these things can be expensive - not to mention an uncomfortable problem if they don’t work! - it could end up being a major factor in your decision to buy the property or not, and also a good way to negotiate a lower sales price.
8. Water.
It's always a good idea to run the taps and flush the toilets during an open inspection. Make sure to check the water pressure and see if the water runs clear. Plumbing issues can be some of the most expensive to fix, and can make daily life difficult if they’re not working properly. So checking these items during your inspection can help avoid potential headaches down the line.
9. Obvious Leaks.
Like mould and discolouration, keep an eye out for any obvious signs of water leakage.
The biggest indicators? Puddles around washing machines, dishwashers or vanities, or pooling around drainage points.
While this could just be a result of appliance faults or a worn out washer, visible leaks that stem from elsewhere could hint at more major water damage, mould growth and expensive repair work later on.
10. Electrical.
As you make your way around the property, take the time to flick light switches on and off to make sure they work, and don't forget to ask about the age and condition of the home's wiring, particularly in older houses.
That’s because faulty wiring can lead to safety hazards like electrical fires, so thorough inspection is essential. Enquire about recent repairs or installations too - when and why they were done, and were they done by a certified electrician - so you can rule out past (and, potentially, future) electrical problems.
11. Flooring.
Often overlooked, consider the age and condition of the carpet and other flooring during your open inspection. Listen for squeaking or sagging floorboards and check for chipped or loose tiles. Flooring can make or break a home’s overall appeal, plus repairing or replacing it can be both expensive and disruptive, so it’s important to factor this in when assessing the property.
12. Paintwork.
Pay attention to the condition of the home's paintwork, both inside and out.
Has new paint recently been applied? Are there any areas where paint is peeling chipped, bubbled, obviously thin or worn? If so, it could indicate general neglect, incorrect application, a ‘quick fix’ over a problem area or, worse still, serious underlying issues like moisture damage.
Not only does high-quality paintwork significantly enhance a property's appeal, it also acts as protection against general wear and tear, weather and pests, so it’s worth taking note during your open inspection.
13. Termites.
While you might not actually see any of these destructive creepy crawlies scurrying around, it’s super important to check for signs of termites during your inspection.
How can you tell if termites have set up shop? Channel your inner Sherlock Holmes.
Check inside sheds and out-buildings, around foundations and at the base of large tress, where they’ll leave evidence like mud trails, tunnels, discarded wings, damaged wood and droppings.
Termite damage can seriously compromise the structural integrity of a home and lead to huge repair bills, so early detection can not only save this expense, it will ensure your new home is safe and secure.
14. Fire Safety.
This one might just be the most important. Check for smoke alarms, and make sure the home is fitted with the correct system for its age. Why? Because they are essential for protecting your family's safety - and might just save a life.
If the home was built post-1995, it must be fitted with smoke alarms that are hard-wired to a 240 volt mains power supply and fitted with a back-up battery in case of power failure.
For homes older than this, they need to have either the same, or 10-year life, non-replaceable, non-removable, permanently connected battery powered smoke alarms. If it doesn’t, you (as the new owner) are obligated to ensure it complies within a 6 month window post-purchase.
So make sure fire alarms are properly installed, wired and located in the recommended places - stated on the South Australian MFS website as ‘locations that provide reasonable warning to occupants of sleeping areas so that they may safely evacuate in the event of a fire.’
Checking smoke alarms during your open inspection will provide peace of mind and ensure your potential home is compliant with safety regulations.
15. Security.
While you’re wandering around, take a few minutes to inspect the state of door and window locks, and evaluate the overall security of the home. Plus, you can ask the agent about any security systems in place.
Locks are critical to ensure your safety and the security of your family and possessions, so if they’re in poor condition or sub-standard, you may need to invest in better security measures once you move in.
Your security should never be compromised, so make this little check a priority during your inspection.
16. Recent Renovations.
Ask the selling agent about any recent renovations that may have been done to the property.
Find out whether they were completed by licensed tradespeople and if the appropriate approvals were obtained from local councils. This will help ensure all modifications to the home meet safety standards and building codes. Unauthorised or poor-quality renovations could not only lead to safety risks and legal issues, but additional repair costs down the line.
17. The Property’s Exterior.
Take a wander around the exterior of the property. If it appears neglected or badly maintained, it could be a sign that the home hasn't been looked after.
Check the state of fences - particularly where safety is a concern, like around pools and spas - sheds, eaves and any other outdoor structures like pergolas or verandas.
A well-maintained exterior is an indication of a well-cared-for home. Lack of maintenance can lead to unexpected costs - in both money and time - for any new owner.
18. Significant trees.
Large trees can be beautiful - but they often pose multiple issues.
They can disrupt underground plumbing, fill gutters, pose a risk with falling limbs and attract termites.
When at an open inspection, try to identify the tree species, as this can help predict potential maintenance needs - for instance, native gums are stunning to look at, but they drop leaves all year round, have large root systems that can destroy pipes and drop heavy limbs without warning.
Be aware of these potential problems during your open inspection; they may affect your decision or the offer you're willing to make.
19. Be Nosy.
While it can be considered taboo, it’s always a good idea to take a quick peek over the fence to check out your potential neighbours.
Neglected yards, noisy pets and other factors could massively impact your happiness in your new home.
Privacy also plays a part - can the neighbours see straight into the outdoor area, across the pool or even into the house itself?
Evaluating the neighbourhood is an often-overlooked part of the inspection process, but it's crucial for your long-term enjoyment of the property.
20. Liveability.
And finally - it’s important to make a call on the property's overall liveability, because buying a home isn't just about the property itself, but also about the lifestyle it provides.
Is there enough storage built into the home - inside and out - and are there any off-street parking options?
Take note of external noise factors like busy roads, barking dogs or flight paths, and assess whether schools, sports clubs or bus stops nearby might generate a large volume of foot or car traffic at certain times of the day.
Factors like these can have a huge impact on your everyday comfort and living experience.
So the good news is, there are many things you can check yourself when you head along to an open home.
But while knowing what to look for at an open inspection is a great starting point, it can feel like a lot of pressure. It’s a rather significant purchase after all.
So if you’ve inspected the property yourself - and fallen head over heels for it - but you’re still not sure, why not enlist the help of a professional?
Or, rather, several.
We’re talking pre-purchase inspections conducted by the experts.
Pre-purchase inspections arm you with knowledge about the property's overall condition, helping you to make an informed decision about whether you’d like to go ahead with the sale or not.
And there are three experts that we always recommend:
1. A building inspector.
Building inspectors offer a comprehensive assessment of the property, checking for issues like asbestos, electrical, gas, or water issues. They ensure there's nothing nefarious lurking beneath the surface that could surprise you down the line.
2. A pest inspector.
Pest inspectors are skilled in identifying any pre-existing or ongoing damage from pests like termites, borers, insects, fungi and other critters, including rodents. Their expertise could save you from investing in a property that’s also home to - and damaged by - unwelcome guests.
3. A structural engineer.
Whilst mainly reserved for older or more complex homes, or properties with visible faults, a structural engineer can provide a report that vouches for the structural soundness of a home, as well as giving warped walls, sloping floors, water issues, cracks and foundation faults the once-over to make sure they’re not going to turn into one huge headache down the track.
And yes, while professional inspections do cost money - sometimes hundreds of dollars - if your heart is set on a property, it’s a small price to pay for peace of mind.
Think of it as an investment rather than an expense.
That’s because the cash (and headaches) they actually save buyers in the long run - by either dodging a bullet on a dud property, being able to negotiate a lower price, or being aware of major issues prior to moving in - can be enormous.
And don’t forget - you can always make any offer on a property subject to a pre-settlement inspection (or three).
Knowing what to look for at an open inspection - and who you can turn to for help - can be the difference between securing a dream home or ending up in a never-ending money pit of ongoing expense.
From spotting potential problems to double checking the property’s functionality and structural integrity, thorough inspections can save you a world of hassle and financial pain down the line.
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As property experts with over 21+ years combined experience in buying, selling and managing property in Adelaide, We Connect Property are ready and waiting to offer expert guidance and support when you need it most, and answer all your questions about selling your property.
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And if you’re just getting started, or looking for valuable property buying, selling or investing tips?
Check out these other handy articles on our blog:
· How do you know it’s the ‘right time’ to buy a new home?
· Can I Sell My Home While Buying Another?
· Should I Buy an Existing Property or Build a New Home?
Give us a call on 0403 799 983 today, or drop a line to sales@weconnectproperty.com.au - we can’t wait to chat!
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DISCLAIMER: All recommendations made by We Connect Property are general in nature and not to be relied upon as legal or financial advice. To ensure accuracy, we always strongly recommend seeking independent, professional advice tailored to your specific situation before making any investment or financial decisions.