Property Purchase Checklist
What to Consider Before Buying a Property
Location and Daily Life
A good location is about more than an address. What matters is how the place feels in everyday life and whether it suits the way you live.
- What are the levels of sunlight and privacy, and what is the outlook?
- How accessible are public transport, schools and shops, and what would the daily commute involve?
- Is there noise from roads, railways, aircraft or commercial activity?
- How does the surrounding area change at different times of day and during the week?
- Are any major building projects or other changes planned in the neighbourhood?
The Site and Legal Framework
A site's potential is largely determined by the legal and planning framework that applies to it. Anyone considering a renovation, extension or replacement building should understand these constraints before purchasing the property.
Points to check include:
- building and zoning regulations, including any special development plans
- permitted use, development density, building height and required setbacks
- building lines, watercourse protection zones and other public-law restrictions
- easements, rights of way and other entries in the land register
- the heritage status of the building or its surroundings
A large site does not automatically mean that an extension is possible. Conversely, even constrained sites may offer unexpected spatial opportunities.
Spaces and Scope for Development
A house should not only meet your present needs. It is equally important to consider whether it can adapt to future changes.
- Do the layout, natural light and circulation broadly suit your needs?
- Could rooms be connected, subdivided or used differently?
- Could the attic or basement be converted successfully?
- Would an extension or replacement building be possible in principle?
- Are the changes you have in mind realistic in planning and structural terms?
The spatial possibilities of a house are not always apparent at first glance. Equally, not every compelling idea can be implemented without further investigation.
Building Fabric and Moisture
In older buildings, significant defects or a backlog of maintenance can lie behind surfaces that appear intact.
Pay particular attention to:
- the condition of the roof, facade, windows and waterproofing
- cracks, deformation or conspicuous areas of repair
- moisture, staining or unusual odours
- evidence of previous water damage or flooding
- mould, decayed timber or pest infestation
- the condition of balconies, terraces, basement walls and other below-ground elements
Where there are visible concerns, or where the building is older, a more detailed assessment by a suitably qualified professional is advisable.
Structure and Proposed Alterations
If you intend to remove walls, create new openings or use floors differently, the load-bearing structure should be considered at an early stage.
Existing drawings do not always show reliably which walls and elements are structural. Non-load-bearing elements may also contain services or play an important role in bracing, fire safety or acoustic performance.
Major interventions should therefore be assessed at an early stage by a structural engineer or another suitably qualified professional. Only then can their implications for the design and budget be evaluated with confidence.
Building Services and Energy
Heating, plumbing and electrical systems are among the more costly elements of a house. The extent to which they need replacing is often only partly apparent during a viewing.
Points to clarify include:
- the age, condition and energy source of the heating system
- the heat distribution system and the condition of radiators or underfloor heating
- the condition of water, drainage and electrical installations
- the condition of the sewer system and utility connections
- the quality of the windows, insulation and building envelope
- foreseeable regulatory or technical requirements when systems are renewed
Individual measures often affect one another. Replacing the heating system, installing new windows or converting the attic should therefore be considered together rather than in isolation.
Hazardous Materials
Older buildings may contain materials that require special protective measures and professional disposal during renovation or demolition work.
In houses built or altered before 1990, asbestos-containing products are a particular concern. Depending on the age and construction, PCBs, PAHs, lead or historic timber preservatives may also be relevant.
A visual inspection alone will rarely rule out their presence with confidence. Before any work is carried out on suspect elements, they should be investigated by a qualified specialist. The resulting remediation and disposal costs should be allowed for in the investment budget.
Garden, Trees and Surroundings
Mature trees can be a major asset and contribute greatly to the character of a property. At the same time, protected trees, ground conditions or existing retaining walls may influence what can be built.
Check:
- whether any trees are protected and which clearances must be observed
- how rainwater and surface water are drained
- whether slopes, retaining walls or embankments present particular risks
- whether access, parking and accessibility meet your needs
- whether sufficient usable land would remain for an extension
Costs and Contingencies
The purchase price is only one part of the overall investment. Acquisition costs, necessary repairs and the cost of the changes you wish to make must also be taken into account.
An initial investment plan should include:
- acquisition costs and financing
- urgent repairs and safety measures
- medium- and long-term renewal work
- energy-efficiency improvements
- planned renovations, extensions or conversions
- fees for design, approvals and specialist consultants
- an appropriate contingency for unforeseen work
An indicative cost range can help you compare different properties on a realistic basis. A reliable cost estimate, however, requires more detailed investigation and a more clearly defined design.
Documents to Obtain
Request the available documents as early as possible. These should include:
- an extract from the land register, including easements
- the site plan, cadastral plan and zoning plan
- approved floor plans, sections and elevations
- planning approvals and documentation from previous alterations
- information on refurbishment, maintenance and energy consumption
- documentation relating to heating, building services and drainage
- any existing hazardous-materials surveys or condition assessments
Missing or contradictory documents are not necessarily a reason to reject a property. They do, however, indicate which matters will need to be clarified before purchase or during subsequent design work.
From Initial Orientation to a Project-Specific Assessment
No house is perfect, and older buildings in particular derive much of their character from their individual qualities. The key is to recognise those qualities as carefully as the constraints, the need for renewal and the associated costs.
This checklist helps identify the most important questions at an early stage. What a particular property can genuinely offer, however, can only be assessed in relation to the building, the legal framework and the changes being considered. It is therefore not a substitute for a property-specific condition survey, valuation or legal review.
If you wish to understand a property's potential before purchasing it or making a substantial investment, and to establish whether your ideas are realistically achievable, a Feasibility Study is the appropriate format.
If the brief and the most appropriate way forward are not yet clearly defined, the Initial Project Assessment provides a focused starting point.