Cardinal Rules!
- The Estate agent is NOT your friend.
- Always get a property surveyor before you buy, and don’t be cheap.
- Rule of Thumb – If you plan to pay a 10% deposit, always make sure you have 20% saved for unforseen costs.
Buying a home is one of the biggest decisions you’ll ever make, and a good house viewing is your best opportunity to look beyond the surface. While a fresh coat of paint can make any house feel welcoming, what really matters are the details – structure, condition, location, and what’s happening behind the walls.
So if you’re planning to buy your first home or upgrade to a larger space, this house viewing checklist for buyers in Ireland will help you ask the right questions, spot potential red flags, and make a confident, informed decision.
Key Takeaways
| Stage | What to Focus On |
|---|---|
| Before the Viewing | Research the property, area, and recent sale prices. |
| During the Viewing | Examine structure, light, storage, and water pressure. |
| After the Viewing | Ask key questions and plan follow-ups or second viewings. |
| Legal and Financial Checks | Confirm BER, planning (surveyor), and solicitor review. |
| Common Red Flags | Damp, poor insulation, subsidence, and high noise levels. |
A. Before the Viewing.
Before stepping foot in the property, take time to research and prepare. A little background work will help you make the most of your viewing time.
- Check the listing details on Daft.ie, MyHome.ie, or the estate agent’s website. Always note the BER rating, size, and asking price.
- Research local prices using the Property Price Register to understand if it’s realistically valued.
- Look up the neighbourhood – proximity to schools, transport, shops, and commute time to work.
- Bring Essentials – phone for photos, a notebook or checklist, and a measuring tape for example.
- Arrange multiple viewings if possible – properties can look very different in natural light versus evening light.
B. What to Look for During the Viewing.
1. Structure and Condition
- Look for cracks in walls or ceilings – fine hairline cracks are normal; large or jagged ones may indicate movement.
- Check ceilings, skirting boards, and window frames for signs of damp or mould.
- Look at the roof condition from outside; missing tiles or uneven lines can suggest future repairs.
- Don’t forget to check attics, basements, or under-stairs storage for damp smells or leaks.
2. Heating and Energy Efficiency
- Find out what kind of heating system is installed (gas, oil, electric, heat pump). Each one has its own advantages and disadvantages.
- Review the Building Energy Rating (BER) – higher is better.
- Look for insulation, double/triple glazing, and draft-proofing.
- Ask about average heating costs for the past year if possible.
3. Plumbing and Water Pressure
- Turn on taps and shower to check water pressure and temperature.
- Flush toilets to test flow.
- Ask if the property uses mains water or a private well and if any upgrades are needed.
- Check for visible leaks or limescale buildup around taps and pipes.
4. Electrical and Lighting
- Test light switches and power sockets.
- Ask when the electrical wiring was last updated. Outdated wiring (often found in homes over 30 years old) can pose fire risks, fail modern safety standards, and may not support today’s higher energy demands for appliances, heat pumps, or EV chargers. Rewiring will cost thousands.
- Look for visible cables or fuse boxes that may need replacement.
- Consider the number of sockets in each room. Older homes often have too few.
5. Windows, Doors and Security
- Open and close all windows and external doors to check alignment and seal.
- Ask about the type of locks used and whether there’s an alarm or security system.
- Note the amount of natural light entering rooms, especially in main/living areas.
6. Storage Space
- Look for built-in wardrobes, cupboards, and attic access.
- Think about storage for large items like bikes or seasonal gear.
7. Noise, Light and Ventilation
- Listen for traffic, neighbours, or dogs. Especially if you’re viewing during quiet hours.
- Note where windows face. South-facing homes usually get better natural light.
- Check for ventilation grills or extractors in kitchens and bathrooms.
C. Questions to Ask the Agent or Seller
Don’t hesitate to ask direct questions. A good agent will expect them. Here are a few that matter most in Ireland’s current market:
- How long has the property been on the market?
A home that’s been listed for several months could signal overpricing or underlying issues; but it might also offer room for negotiation.
- Has the asking price changed recently?
A recent price drop could suggest the seller is motivated to close quickly, while consistent pricing may reflect strong demand in the area.
- Are there any planning or structural issues?
This helps identify any unauthorised extensions or boundary disputes that could delay your purchase or complicate future renovations.
- How old is the roof, boiler, and wiring?
These major systems often determine maintenance costs for the next 5–10 years, and replacements can be expensive if they’re near the end of their life.
- Are there any upcoming developments nearby that could affect noise or traffic?
New infrastructure might raise long-term value; but short-term construction noise or congestion could impact your comfort and resale appeal.
- Is the property part of a management company (for apartments or gated estates)?
Knowing this clarifies annual fees, shared responsibilities, and potential restrictions on modifications or letting the property.
- Have there been any recent insurance claims related to flooding or damage?
This can reveal hidden risks like drainage or structural problems, which could affect both insurance premiums and mortgage approval.
D. After the Viewing
Once you’ve viewed a property, it’s easy to get caught up in your emotions; especially if it “feels right.” But keep your emotions at bay.
- Take time to review your notes and photos while it’s fresh in your mind.
- Compare it with other listings in the same area.
- Consider arranging a second viewing at a different time of day.
- Engage your solicitor early to handle contracts and check property title.
If you are seriously interested, ***HIRE A PROPERTY SURVEYOR TO STRUCTURE & COMPLIANCE OF THE HOUSE***
Please do not move into a new house unless you have carried out a property survey!!!
E. Legal and Financial Checks
Before you commit to bidding or paying a deposit, ensure you’ve covered the following from the estate agent, your solicitor and the property surveyor:
- Confirm that the Building Energy Rating (BER) certificate is up to date.
- Verify that planning permission exists for any extensions or outbuildings.
- Check if the property is on public sewerage and water lines.
- Ask your solicitor to review Land Registry details and any rights of way.
- Review your mortgage approval in principle and budget for legal fees, stamp duty, and survey costs.
F. Common Red Flags
During your viewing, watch for these issues ; they may indicate costly repairs later on:
- Persistent damp patches or black mould.
- Uneven floors or sticking doors.
- Condensation on windows or visible cracks in sills.
- Old wiring, limited sockets, or flickering lights.
- Strong air fresheners or candles masking odours.
- Neighbouring properties in poor condition (which could affect value).
Always get an independent survey as well; it’s a very small cost compared to long-term peace of mind.
