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What if the "perfect house" you just toured has big problems you did not notice? Knowing what to look for when buying a house is critical. A buying a house checklist helps you stay focused. What if you were distracted by nice features like granite bench tops and stainless appliances? A proper house checklist and property check prevent costly mistakes.
Here is a pattern that repeats 100,000 times yearly: Buyers tour a property without knowing things to look for when buying a house, fall in love with cosmetic features, make an offer within 24 hours. Then they discover during inspection (or worse, after moving in) that major issues exist. Without a proper home buying checklist, the emotional high of house touring creates a chemical response like falling in love. It literally impairs your judgement. A thorough property check prevents this.
Scientists call it "decision arousal": the dopamine spike that comes with exciting choices. Real estate agents know this and use it well. That is why having a house hunting checklist matters. Pair this guide with our comprehensive home buying checklist 23 steps for complete coverage.
Take this awareness test: During your last house tour, did you check:
- Water pressure in all bathrooms?
- Foundation drainage grading?
- Electrical panel specs?
- HVAC filter condition?
- Attic ventilation adequacy?
Missing these items is one of the major red flags when buying a house that costs buyers thousands.
If you checked fewer than 3, you are touring like 94% of buyers: emotionally, not analytically. A proper house hunting checklist would have prevented the average $12,400 in surprise repairs within the first year. Your buying a house checklist and property check should cover all these items using a comprehensive house checklist. Especially for a first-time buyer, knowing exactly what to look for is the difference between a smart purchase and a money pit.
The 90-Second Curb Analysis: Buying a House Checklist Initial Property Check
Professional home inspectors make preliminary condition assessments in under 90 seconds, before even entering the property. Here are things to look for from the curb using your house hunting checklist. This quick property check reveals critical issues before you invest time inside. Check property condition from multiple angles during this assessment with your house checklist.
Exterior Red Flags for Your Buying a House Checklist (Points 1-8):
Foundation Grading - A key thing to look for when buying a house: Ground should slope away from the house at 6 inches per 10 feet. Negative grading sends water toward the foundation, causing infiltration, cracking, and basement moisture. Repair cost: $3,000-8,000.
Roof Condition - From the street, assess: sagging (structural issue, $15,000+), missing/damaged tiles (leak risk, $500-3,000), moss growth (moisture retention, shortens lifespan), worn valleys (highest leak probability), and curling edges (roof near end of life, $8,000-18,000 replacement).
Siding Quality - Vinyl buckling (installation defect), wood rot (moisture damage), masonry cracks (foundation movement), and peeling paint (moisture or age) show deferred maintenance and potential structural concerns.
Landscaping Proximity - Trees/bushes touching the house invite pests, create moisture, and damage foundations with roots. Overgrown landscaping shows neglected maintenance. Well-maintained shows an owner who invests in upkeep.
Gutter and Downpipe Function - Detached, sagging, or missing gutters cause foundation and siding damage. Downpipes must extend 4-6 feet from the foundation or connect to a drainage system. If missing, water infiltration is guaranteed.
Driveway and Walkway Condition - Extensive cracking, settling, or decay signals soil movement that might affect the foundation. Repair is cosmetic ($2,000-5,000) but movement is not.
Window Framing - Rotted frames show moisture intrusion. Condensation between panes shows broken seals, which cost $300-800 per window to replace.
Overall Maintenance Signals - Peeling paint, rusted fixtures, decayed caulking, and neglected landscaping show an owner who defers maintenance. Expect hidden issues.
Building Age and Construction Materials (Critical for pre-1990 Australian homes) - Property built before 1990? Assume asbestos present until tested. Look for fibro or cement sheet cladding, corrugated cement roofing, older garage doors with cement sheeting. Asbestos testing costs $150-$400, removal costs $5,000-$50,000 depending on extent.
Review listing photos carefully for these factors before property visits. These are essential elements to check. But understand that photos cannot reveal structural issues, hidden defects, or code violations. Always verify concerns with licensed building inspectors before making offers.
The Entry-Level Evaluation: House Checklist Interior Points (9-16)
The first 60 seconds inside reveal critical elements on your house hunting checklist:
Smell - A key thing to look for when buying a house. Musty shows moisture/mould. Heavy air fresheners show covering something. Pet odours show potential damage beyond cosmetics. Chemical smell shows fresh paint hiding something.
Floor Levelness - Carry a marble. Place it on floors in multiple rooms. Rolling shows structural settling and foundation issues, with potential costs of $10,000-50,000.
Door Operation - Doors that stick, do not latch, or have gaps show foundation movement or settling. One sticky door shows humidity. Multiple show structural issues.
Light Switch and Outlet Function - Test every switch and outlet you pass. Non-functional shows electrical issues or neglect. Missing GFCI in bathrooms shows a safety hazard and code violation.
Temperature Consistency - Cold spots show insulation gaps or HVAC imbalance. Hot/cold rooms show system undersized or ductwork problems.
Window Operation - Windows should open smoothly. Difficult operation shows swelling (moisture), paint-sealed (age), or frame decay.
Wall and Ceiling Cracks - Hairline shows normal settling. Wide, diagonal, or multiple cracks show structural concern. Water stains show active or recent leaks.
Overall Cleanliness - Extreme clutter or dirt shows owners' attempts at hiding conditions. Immaculate shows professional staging (good) or covering issues (bad).
The Kitchen Deep-Dive: House Checklist (Points 17-26)
Kitchens reveal owner maintenance philosophy better than any other room. Check these areas on your buying a house checklist:
Cabinet Condition - Open all cabinets and drawers. Check for water damage under the sink, shelf decay, smooth operation, and proper installation.
Bench Top Integrity - Chips, cracks, burns, or water damage show age and care level. Laminate edge separation = moisture damage.
Appliance Age and Function - Check manufacture dates (inside doors). Test everything: refrigerator cooling, stove burners igniting, dishwasher draining, microwave heating.
Plumbing Function - Run the tap at full pressure (hot and cold). Check for leaks under the sink. Slow drainage = clog or vent issue.
Electrical Adequacy - Sufficient outlets for a modern kitchen? GFCI protection present? Switches controlling which lights?
Ventilation - Range hood venting outside (good) or recirculating (poor)? Adequate for cooking without moisture build-up?
Floor Condition - Water damage near appliances? Soft spots show leak history. Unlevel = foundation or subfloor issues.
Lighting - Adequate task and ambient lighting? Functioning fixtures? Modern or dated?
Storage Sufficiency - Enough cabinet and pantry space for typical needs?
Layout Functionality - Work triangle efficient? Enough counter prep space? Dated layout reduces value.
The Bathroom Assessment: House Checklist (Points 27-34)
Bathrooms reveal maintenance history. These are critical elements every house hunting checklist should include:
Water Pressure Test - A critical check. Turn on all taps and flush the toilet at the same time. Pressure should remain adequate. Weak shows undersized pipes or supply issues.
Drainage Speed - Slow drains show clogs or venting problems. All drains should clear quickly.
Toilet Function - Flush and watch. Should refill normally without running constantly. Check for leaks at the base (wax seal failure costs $200-400).
Grout and Caulking - Decayed grout shows moisture infiltration, mould risk, and tile looseness. Missing caulk around tub/shower shows water damage to the subfloor.
Ventilation - Bathroom fan working? Venting outside? Adequate CFM rating? Poor ventilation causes mould.
Moisture Signs - Peeling paint, water stains, mould, or musty smell show ventilation issues or active leaks.
Fixture Quality - Cheap fixtures break often. Quality brands (like Caroma, Grohe) show owner investment.
Layout and Size - Adequate for needs? Storage sufficient? Accessibility for ageing in place?
The HVAC and Utility Check: Buying a House Checklist (Points 35-41)
HVAC = Heating, Ventilation, and Air Conditioning (the system that controls your home's temperature and air quality). In Australian terms: This includes your heating (furnace/ducted heating), cooling (air conditioner), and ventilation systems.
In seven critical checks on your house checklist, you will assess the home's mechanical backbone:
Furnace Age - Check the data plate. Over 15 years shows replacement soon ($4,000-8,000). Over 20 shows instant concern.
Air Conditioning Age - Data plate on the condenser outside. Over 12 years shows reduced efficiency. Over 15 shows a replacement horizon ($4,000-7,000).
Filter Condition - Dirty filter shows neglected maintenance and shortened system life. Clean shows attentive owner.
Thermostat Type - Programmable or smart thermostats show modern, efficient systems. Old dial shows dated system and owner approach.
Water Heater Age and Capacity - Data plate shows manufacture date. Over 10 years shows replacement timeline ($1,200-2,500). Capacity adequate for household size?
Electrical Panel - Sufficient amperage (200A ideal, 150A acceptable, 100A dated)? Federal Pacific or Zinsco brand shows hazardous panel, needs instant replacement ($2,000-4,000). Enough breaker slots for expansion?
Utility Costs - Request 12 months of utility bills. High costs show inefficiency. Compare to similar homes for context.
Ask sellers for HVAC age and maintenance records. Have a licensed HVAC technician inspect the system and give estimates for expected lifespan and local replacement costs.
The Structural and Basement Analysis: House Hunting Checklist (Points 42-47)
Evaluate what you cannot see as carefully as what you can. These elements on your house checklist require careful inspection:
Basement Moisture (Critical Property Check) - Look for white mineral deposits, water stains, musty smell, dehumidifier presence, sump pump frequency. Wet basements are costly to fix ($5,000-25,000) and show foundation or drainage issues. This property check can save you from expensive foundation repairs. Always check property drainage systems during inspections.
Foundation Cracks - Hairline cracks are acceptable. Wider than 1/4 inch shows concern. Horizontal cracks show serious structural issue. Stair-step cracks in masonry show settling. Document with photos.
Attic Inspection - Access if possible. Check insulation depth (R-38 minimum for most climates), ventilation adequacy, roof decking condition, moisture signs, and proper venting of bathroom fans.
Crawl Space Evaluation - If accessible, look for standing water, moisture barriers (6-mil plastic minimum), foundation condition, and insulation. Musty smell shows moisture issues.
Window and Door Quality - Energy-efficient double-pane? Proper weatherstripping? Locks functional? Drafts near frames? Replacement costs $300-1,200 per window.
Lot Features and Drainage (Property Check Essential) - Neighbourhood flood history? Property in flood zone? Trees threatening house or power lines? Easements affecting use? Survey markers visible? Check property boundaries are correctly marked with survey pegs. Request a recent survey to verify boundaries match title documents. This property check prevents boundary disputes with neighbours.
The Systematic Touring Protocol: Your Buying a House Checklist
Create a buying a house checklist touring document and score each property. Use mobile apps or printed forms to guide you with your house hunting checklist. Your house checklist should include all 47 points covered above. Capture photos for each concern. Generate comprehensive property comparison reports for your decision-making process.
One buyer evaluated 12 properties in 3 weeks using this house hunting checklist system. Only 2 met the 47-point criteria. She made offers on both, negotiated $18,000 in repairs on the accepted offer, and avoided 10 properties that would have been costly mistakes. Knowing what to look for and using a thorough house checklist with proper property check procedures saved her thousands.
Your house hunting success is not about finding perfection. It is about knowing what to look for, completing a thorough property check with your buying a house checklist, understanding true condition, and negotiating well. This 47-point house hunting checklist and house checklist is your defence against costly surprises and buyer's remorse—especially when paired with a list of red flags when buying a house. Use this property check system for every property you view. For a more detailed due diligence approach, see our home inspection checklist 156 items and prepare the essential questions to ask buying house before your inspection.