House viewing checklist: what to look for and what to ask

Before the viewing: research the address

A lot of information about a house is public. If you know it beforehand, you can ask targeted questions during the viewing rather than just looking around:

• Year of construction: says a lot about insulation, foundations and possible asbestos. See what the year of construction tells you.
• Energy label: how energy-efficient is the house and what will improvements cost? See the energy label.
• Foundations: is the house in an area with foundation risks? See foundation problems.
• Permits: do the extension or dormer window have planning permission? See looking up permits.
• Surroundings: noise, development plans and amenities. See what may be built next to your house.
• Nearby sales: what do comparable houses sell for? See looking up the sale price.

Also ask the estate agent in advance for the seller's questionnaire (vragenlijst), the list of items (lijst van zaken, what stays behind) and, for a flat, the documents of the VvE (owners' association). See buying a flat.

Outside: roof, façades and window frames

• Roof: are the tiles straight, are there broken or slipped tiles, and what does the gutter look like? A flat roof has a shorter lifespan than a tiled roof.
• Façades: look for cracks, especially diagonal or stepped cracks above windows and doors. These can indicate foundation problems.
• Pointing: worn or loose pointing lets moisture in.
• Window frames: press your thumb into the wood at the bottom of frames and sills. Soft wood means wood rot.
• Is the house leaning? Look along the façade and compare it with the neighbours.
• Garden and position: which way does the garden face, how is the drainage, and are there large trees nearby?

Inside: damp, cracks and installations

• Damp and mould: look for stains, peeling paint and a musty smell, especially in the bathroom, cellar, north-facing bedrooms and behind cupboards. Freshly painted patches may be hiding something.
• Cracks in walls and ceilings, sticking doors and sloping floors: if you like, place a marble on the floor.
• Crawl space: ask whether you may open the hatch. Is there standing water, does it smell musty, or do you see mouldy timber beams?
• Loft: look at the underside of the roof. Are there signs of leaks, and is the roof insulated?
• Windows: single glazing, double glazing or HR++? Condensation between the panes indicates failed insulating glazing.
• Fuse box (meterkast): how many circuits are there, is there a residual current device and how old is the installation? Old-fashioned fuses usually mean replacement.
• Heating: how old is the central heating boiler or heat pump? A boiler lasts around fifteen years on average.
• Pipes: houses built before 1960 may still have lead water pipes.
• Asbestos: homes built before 1994 may contain asbestos, for example in corrugated sheets, windowsills or around the boiler. See asbestos in the home.

Questions for the estate agent or seller

• Why is the house being sold, and how long has it been on the market?
• Have any offers been made, or are viewings scheduled?
• What has been replaced or renovated in recent years, and are there invoices or guarantees?
• Are there any known defects, leaks or past foundation problems?
• Do all renovations have the necessary permits?
• What are the monthly costs: energy, municipal taxes, ground lease or VvE contribution?
• Is there a ground lease (erfpacht)? See a house with ground lease.
• What are the neighbours like, and have there been disputes with neighbours or over boundaries?
• What completion date does the seller have in mind?

Tips for a better viewing

• Bring someone with a critical eye, ideally with knowledge of construction.
• Take photos and notes for each room; after three viewings everything blurs together.
• Come back at a different time, for example in the evening or at the weekend, to experience the neighbourhood, traffic and noise.
• Bring a torch and, if possible, a moisture meter.
• Unsure about the condition? Have a building survey carried out before you commit to buying.

A viewing gives an impression, not a guarantee. As a buyer you have a duty to investigate (onderzoeksplicht): anything you could have seen or looked up is hard to hold against the seller afterwards. See hidden defects.