Property Viewings — The Architect Way
( 3 Min Read )
Many people go on property viewings with a rough idea of what they're looking for. A good feeling about the layout and potential. The kind of instinctive assessment that comes from having looked at a lot of properties.
The problem is that instinct alone isn't enough when there's money at stake. The things that will cost you the most are rarely the ones that are obvious on a viewing — they're the ones hiding in plain sight that most people walk straight past.
After 10+ years as an Architect, here are the areas I always check on a viewing — and why they matter.
Stop Looking for Reasons to Buy — Start Looking for Risks to Quantify
This is the mindset shift that makes the biggest difference.
Most people go into a viewing looking for reasons to fall in love with a property. I go in looking for risks to understand and price up. That doesn't mean being negative — it means leaving with a clear, accurate picture of what you're actually buying rather than what you hope it might be.
The two are sometimes the same thing. Often they aren't.
The Things Most People Overlook
Windows are one of the most consistently missed items on a viewing — particularly when you're doing several in a day and your attention is on layout and room sizes. But a full window replacement across an average sized house is a significant cost. Check the condition of frames, whether they open and close properly, and whether the glazing is up to scratch. It takes two minutes per room and could save you thousands.
The boiler and heating system deserves more than a glance. How old is it? When was it last serviced? Is it adequate for the size of the property?
Roof condition is harder to assess fully from inside but there are always signs worth looking for — staining on ceilings, damp patches in the loft space, tiles visibly slipped or missing from outside. A roof replacement cost can change your numbers substantially.
Damp and structural movement are two further areas where a general impression isn't enough. Fresh paint and recent decoration can mask damp. Cracks in walls need context — some are cosmetic, some are not. Note everything and follow up properly before you commit.
Loft Conversion Potential — Verify, Don't Assume
A loft conversion can add significant value or an extra bedroom to almost any property — which is why so many buyers and investors factor one into their plans before checking whether it is actually viable.
Loft conversion potential depends on specific measurements: ridge height, ceiling height at the eaves, roof pitch, and the configuration of the existing roof timbers. The difference between a loft that converts and one that doesn't is often just a matter of centimetres — and you cannot assess that from a floor plan or from standing in the bedroom below.
If your plans depend on a loft conversion, get into the loft space with a tape measure on the viewing (assuming it is safe to do so of course). Don't assume any loft can be converted.
Never Trust the Estate Agent Dimensions
Estate agent floor plans are indicative. They are not accurate enough to make serious financial or design decisions from.
If you're planning to reconfigure, extend, or simply want to know whether your furniture will fit, you need accurate measurements — not approximations. Bring a laser measure to every viewing and check every room that matters to your plans. It takes minutes and removes a significant source of uncertainty before you offer.
Leave Every Viewing with a Clear Picture
The challenge with back-to-back viewings is that details blur. You come home with a stack of particulars, a few phone photos, and a general sense of which properties felt promising — but not a reliable record of what you actually found at each one.
A simple structured checklist solves this. The same set of checks at every property, recorded consistently, means you're comparing properties on actual information rather than fading impressions. It also means you never leave a viewing having forgotten to check something you could have checked on the day — only to discover the answer later at greater cost.
The properties that look promising on paper and feel promising on a viewing are everywhere. The ones that stack up properly when you look closely are far fewer. Knowing the difference before you offer is what separates a good decision from an expensive one.
If you found this post useful and would like access to our downloadable property viewing template, you can find it — along with a range of other practical resources — in my free HMO Gold email series.
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