Photos won't show the traffic noise at 8am or that the “spacious” living area barely fits a couch. Here's how to make 15 minutes count.
Quick links
Before you go
Five minutes of prep beats anything you'll do at the inspection.
- Drive past at a different time — 5:30pm or Saturday night to see what the street is really like.
- Check Google Maps satellite. Spot patchwork roof repairs and what sits behind the back fence.
- Pull the sold history on Domain and realestate.com.au. Relisted twice? Ask why.
- Check council planning maps and flood overlays. From 1 August 2025, QLD sellers must give you a Form 2 Seller Disclosure Statement before you sign. It doesn't cover flood history or structural soundness, so do your own digging.
- Read the disclosure document before you arrive (NSW + VIC). In NSW the vendor must have a contract for sale available from the moment the property is marketed; ask the agent to email it the night before. In VIC the vendor must give you a Section 32 Vendor's Statement before you sign, and the listing must display a Statement of Information with three comparable sales and an indicative price range.
- Know the price-guide rules in your state. In NSW and VIC, agents are bound by underquoting laws — the advertised price can't be less than the agent's reasonable estimate in the agency agreement. QLD doesn't have an equivalent regime — price guides are optional, so do your own comparable-sales work before you walk in.
- Bring the kit. Phone charged, notes app open, tape measure, torch. The torch is non-negotiable.
At the inspection: the checklist
Walk a loop — outside, inside, outside again. The expensive problems are structural, not stylistic.
Exterior and structure
- Roof line: straight or sagging? Cracked or recently patched tiles?
- Gutters and downpipes: rust, sagging, vegetation growing in them?
- Foundation/stumps: cracks, lean, or moss at ground level (drainage warning).
- External walls: step-cracks in brickwork, fresh paint over patches, render bubbling.
- Fences: leaning, rotten, or shared with a neighbour who doesn't maintain theirs.
Inside: the boring stuff that costs the most
- Floors: bouncy, sloping or soft underfoot signals stump or joist problems.
- Walls: cracks above doorways, fresh paint in odd patches (often hiding damp).
- Ceilings: water stains, sagging, fresh paint in one room only.
- Windows and doors: open and close every one. Sticking or self-swinging points to movement.
- Kitchens and bathrooms: mould in corners, water damage under sinks. Open every cupboard.
Plumbing and electrical
- Turn on every tap. Check hot water pressure and time to run hot.
- Hot water system age. Most last 8–15 years; replacement $1,000–$5,000.
- Switchboard: old ceramic fuses mean decades-old wiring. You want circuit breakers and a safety switch.
- Count power points per room. Two per bedroom = rewire cost.
Light, layout, and outside the fence
- Aspect: north-facing living gets winter sun; south-facing gets none.
- Storage: open the linen cupboard, pantry, wardrobes.
- Measure rooms. A “bedroom” under 9sqm won't fit a queen plus wardrobe.
- Listen from the street for traffic, trains, dogs, flight paths. Check mobile reception in back rooms.
📝 Visual: Open-home walkthrough checklist (printable)
| Exterior | Interior | Plumb / Elec | Layout | Locality |
|---|
| ☐ Roof line | ☐ Floors flex/slope | ☐ All taps run hot | ☐ Aspect / sunlight | ☐ Traffic / noise |
| ☐ Gutters & downpipes | ☐ Wall cracks | ☐ Hot water age | ☐ Storage | ☐ Mobile reception |
| ☐ Foundations / stumps | ☐ Ceiling stains | ☐ Switchboard modern | ☐ Room sizes | ☐ Neighbours |
| ☐ Brickwork / render | ☐ Windows/doors | ☐ Safety switch | ☐ Flow / privacy | ☐ Backyard outlook |
| ☐ Fences | ☐ Kitchens & baths | ☐ Powerpoint count | ☐ Future fit | ☐ Flood overlay |
Gut feel out of 10
Score each property the moment you leave.
Deal-breakers spotted
Note in your phone immediately.
20 questions to ask the agent
Agents must disclose material facts — in QLD, only if you ask. Tone: curious, not combative.
Property history (1–5)
- How long has it been on the market? Long listings signal overpricing or a problem buyers keep finding.
- Has the price been reduced, and by how much? A 5% cut after four weeks shows the vendor's negotiating room.
- When did the vendor buy it, and what did they pay? Public record. Hesitation is informative.
- Has it been listed before and withdrawn? Often means failed inspections.
- Why is the vendor selling? Death, divorce, downsize, or a job interstate change urgency.
The sale itself (6–10)
- Any offers, and in what range? Agents will usually give a band.
- What settlement timeline does the vendor want? A quick 30-day settle = more price flexibility.
- Will you accept an offer subject to building and pest, and finance? Or in NSW, will you accept a longer cooling off period, say 10 business day? Lock conditional terms early.
- Will you accept a reduced amount of deposit? When does deposit need to be paid?
- Is the contract standard, or custom? Custom = yellow flag. Send to your conveyancer first.
- For QLD - Has a Form 2 Seller Disclosure Statement been prepared? Mandatory in QLD from 1 August 2025. No Form 2, no signature.
The building (11–15)
- Any known structural issues, past or present? Agents must disclose material defects. Get it on the record.
- Any unapproved building work — extensions, decks, granny flat? Becomes your problem at settlement.
- Age of roof, hot water system, and switchboard? Three of the biggest near-term replacement costs.
- Termite treatment and current pest certificate? CSIRO: one in three Australian homes see termites.
- Any insurance claims for flood, storm, or subsidence? These shape your future premiums.
Locality, council, and future (16–20)
- Flood zone or overland flow path? Cross-check with council mapping.
- Development applications lodged nearby? A 10-storey approval next door changes everything.
- Council rates, water rates, body corporate fees? Three numbers you'll pay every quarter forever.
- Easements, covenants, or caveats on title? A drainage easement limits what you can build.
- Is it tenanted, and what's the lease end date? A 12-month lease in place blocks move-in.
📱 Visual: The 20 questions, screenshot-friendly
Property history (1–5)- How long on the market?
- Price reductions since listing?
- When + what did the vendor pay?
- Listed before and withdrawn?
- Why is the vendor selling?
The sale itself (6–10)- Any offers, and in what range?
- What settlement timeline?
- Offers subject to B&P + finance OK?
- Standard REIQ contract or custom?
- Form 2 disclosure ready?
The building (11–15)- Any known structural issues?
- Any unapproved building work?
- Age of roof, HWS, switchboard?
- Termite treatment + certificate?
- Insurance claims (flood / storm)?
Locality & future (16–20)- Flood zone or overland flow path?
- Development applications nearby?
- Council rates, water, body corp?
- Easements, covenants, caveats?
- Tenanted? What's the lease end?
Save to camera roll. Open before each inspection.
What NOT to do
- Don't gush. Agents report buyer enthusiasm back to the vendor — it shows up in the negotiation.
- Don't volunteer your budget. “Pre-approved up to $800K” is the most expensive sentence at an open home. Say you're “in the market.”
- Don't sign anything on the spot beyond the sign-in register.
- Don't talk price with your partner in earshot. They can hear you. They're paid to.
After the inspection
Before you drive away, record a 2-minute voice memo: gut feel out of 10, three things you loved, three that worried you. Six opens from now, they'll all blur.
Same day:
- Photograph the brochure and the sign with the agent's number.
- Email follow-up questions in writing. Written answers are evidence; verbal ones evaporate.
- Pull comparable sales on Domain and realestate.com.au and pressure-test the price.
What's next
If it feels right, move quick and in parallel:
- Talk to your broker to confirm borrowing capacity for this specific property.
- Brief your conveyancer. They'll review the contract (and Form 2 in QLD) before you sign.
- Book a building and pest for the cooling-off window. In QLD this is your strongest protection. In NSW cooling-off is 5 business days on private treaty (may be waived under a s 66W certificate); in VIC it's 3 business days from the buyer signing the contract on private sales. Auctions have no cooling-off in any state.
Buyers who win at open homes have their team assembled before they fall in love.
Sources
General information only — not legal advice. Property checks and conveyancing rules vary by state; confirm your situation with a licensed conveyancer or solicitor.
