What to look out for when buying a home

You have your eye on a home, you make a viewing appointment, you step inside ... and suddenly you don't know where to look first. Many people are guided by their first impressions, while a viewing is the perfect opportunity to dig a little deeper. What can you check yourself? And when is it best to call in an expert?

1. Hope for the best and prepare for the worst

In Flanders, almost 70% of homes are over 40 years old, in Wallonia almost 80% and in Brussels even more than 90% (Statbel). There is a good chance that you will be moving into a home that has been around for many years. And the older the property, the more important a thorough inspection becomes.

Most prospective buyers view a property in barely 15 minutes before deciding to live in it for years or even decades. Taking enough time and being well prepared are crucial.

For a start, homes are often advertised on different property sites with varying descriptions. Make sure to check the estate agent's own website as well. This often gives you additional information or photos of the property.

Enter the name of the street on internet search engines and in online newspaper archives. Does the street tend to flood, are there a lot of speeding offences, reports of vandalism, etc.?

Make a list of questions you definitely want answers to. Take a torch, notepad and pen, and don't hesitate to take photos (after obtaining the vendor's permission). Other things that may be helpful:

• Moisture meter: This handy device helps you to spot damp issues that aren't immediately visible. Just 25 euros will already get you a decent device.
• Tape measure: With an ordinary tape measure, you can measure rooms to check if your furniture will fit and if the dimensions in the advert match the actual property.
• Spirit level: Position a spirit level on window sills and thresholds to check that everything is still straight. Out-of-level elements may indicate subsidence or structural problems.
• Compass: Check the orientation of the rooms and patio. Are you sure the living room is south facing as claimed, or is it the bedroom that gets the sun all day?
• (Golf) ball: Gently roll a golf ball on the floor to see if there are any sloping or uneven areas. A ball that keeps on rolling indicates that the floor is not level, which may indicate subsidence or structural problems. To check whether floor tiles are properly glued down, carefully bounce a golf ball on the tiles. Tiles that are not properly glued down will produce a different sound than tiles that have been laid properly.

2. First impressions versus a critical eye

Vendors know how to make their property look its best. A coat of fresh paint, some stylish furniture and even the smell of bread, coffee or fresh flowers can distract viewers from structural problems. Pay attention to what the vendor is trying to highlight – and what they may be concealing. Look out for scented candles, dehumidifiers or other items that can be used to mask problems.

Check the condition of the facade, front door and stairwell. These elements often paint a general picture of how the property has been maintained. Is the letterbox working properly? Is the stairwell clean and well lit?

Some small details can reveal big problems. Damp patches on walls or ceilings may be an indication of leaks or malfunctioning drains. Also look at the edges of windows and doors: can you see any damp patches or mould there? This may indicate problems with ventilation or insulation. Also pay attention to any loose wallpaper. A moisture meter can reveal problems that are hidden from view.

Try to view the home at different times of the day if possible. A morning viewing will be very different from an evening viewing. How does the light enter the home? Is there a lot of traffic during peak hours? If possible, view the home when the sun is shining and when it is raining. Are the roof and windows watertight, how dark is it inside, etc.?

3. Location and surroundings: you are buying more than four walls

Look at the location of the property on a map and try to get a good insight into the neighbourhood. Are there enough parking spaces? How far is it to shops, schools and public transport? Schedule some time before or after the viewing to explore the area.

Talk to the neighbours or some local residents. They can tell you about the neighbourhood's pluses and minuses.

Buying a home is about more than the property itself. You also buy the neighbourhood, the neighbours and the future prospects of that location. Pay attention to the noise levels during your viewing. Is there a lot of traffic noise? Is there an industrial zone or airport nearby?

The home's orientation determines how much natural light you get and when. A south-facing living room offers plenty of light during the day but may become too hot in summer. A north-facing kitchen stays cooler, but gets less natural light. See how light falls inside the house during your viewing.

4. Structure and condition: the right foundations

Without a good foundation, a home has no future. Look for any cracks in the walls and ceilings. Hairline cracks tend to appear when plaster settles. These are fine, but deep cracks may indicate structural problems. Focus on the corners of windows and doors, as that is where the first cracks often appear.

Also check that the exterior walls are nice and straight: due to the weight of a saddle roof, they can start to lean forward over the years. This is possible in older or poorly built homes.

Look for peeling paint, loose mortar joints between bricks, and cracks in the exterior walls. The condition of downpipes and gutters is also important, as poor drainage may lead to issues with damp. Check whether any repairs have already been made. This is often indicated by a different shade of bricks, pointing or plastering.

The roof is one of the most expensive parts of a property to replace. Take a look at the roof from the outside to see if any tiles are missing or have shifted. Does the roof bend, or is it nice and straight? Are there visible damp patches on the ceiling of the upper floor? If there is a loft hatch, make the effort to climb up into the loft space. Is everything waterproof? Are there any water stains on the loft floor? Can you feel a draught in the loft? Are there signs of woodworm in the roof trusses (frass, tiny exit holes)?

Does the floor feel hollow, or do you notice any sagging? If necessary, use a small spirit level or ball to check if floors are level. Also look under carpets, linoleum and so on where possible.

Check that all the windows and doors close properly. Double-glazing is now standard and mandatory for a good energy rating. Old single-glazed windows result in high energy costs and less comfort. Also test whether the locks are working properly; security is just as important as energy efficiency.

5. Electricity and sanitary fixtures: safety and comfort

A valid electricity test certificate is mandatory before a sale. Ask for it and check the date. Is the certificate recent? Are there any comments or defects?

Also pay attention to practical matters: does each room have enough plug sockets? Especially the kitchen needs more power points. Older electrical wiring often provides fewer sockets, which may require expensive retrofitting later on.

Test the water pressure in taps and showers. Open all taps and check that the water drains properly. Also check that the toilet flushes properly. Check for leaking taps or damp patches around sanitary fixtures. You can often get a good sense of the condition of the pipes in the basement or technical room.

Check whether there is sufficient natural or mechanical ventilation in the home. Focus on areas where water vapour is produced, such as the kitchen and bathroom.

Ask about the age of the boiler and hot water tank. They have a limited lifespan and replacing them will cost several thousand euros.

6. Energy consumption and EPC label: determine your energy bill

The EPC label indicates the home's energy efficiency in Flanders and ranges from A+ (very economical) to F (very energy-consuming). Wallonia and Brussels have similar systems, with letters from A++ to G. At the current energy prices, a poor EPC label can add hundreds of euros to your utility bills each month. Specifically ask about the roof, wall and floor insulation. Double glazing is a minimum requirement, while highly efficient glazing is becoming more and more commonplace. Does the property have solar panels? A heat pump? These investments can drastically reduce your energy bills.

Also pay attention to simple things such as gaps around the windows and doors. They cause heat loss and draught, which affects both your energy costs and comfort. Good to know: wooden windows and doors require more maintenance than PVC or aluminium joinery.

7. Classification and potential: think of what is possible

Look beyond the layout of the current occupants. Is the room layout practical for you? Will it be easy to redecorate without major renovations? Some drawbacks in the layout can be fixed, but others can't. For example, can you remove the wall that is separating the tiny kitchen from the living room to create an open-plan kitchen, or is it a load-bearing wall that needs to stay in place?

Many buyers already think about future extensions. Can you add a loft extension? Is there room for a ground-floor extension or conservatory? Find out about the planning permission rules and building regulations that may limit your plans.

Don't forget the practicalities: is there enough storage space? Where does the washing machine go? Is there space for bicycles? Is there access to a garden or patio? These details can make your everyday life a lot more comfortable.

8. Documents and certificates: legal certainty

Various certificates are required for the sale: an EPC, cadastral extract, soil certificate, and – depending on the region – an asbestos certificate. Since November 2022, an asbestos certificate has been mandatory for all buildings built before 2001. This requirement is only applicable in Flanders, not in Wallonia or Brussels.

The town and country planning extract should not be more than a year old at the time of sale and needs to show whether there are any building violations or applicable planning rules. This document is crucial to know what you can and can't do during your remodelling.

Check whether the vendor is effectively the owner. The cadastral income also gives an indication of the property tax you will have to pay each year.

9. Ask questions. Lots of questions.

As a prospective buyer, it is best to be proactive during a viewing. You even have a legal duty to investigate. This means that you should thoroughly examine the property's condition, and you can (and have to!) ask critical questions.

Feel free to open cupboards and doors to see what lies behind them, look inside the meter box, push furniture aside, pull the blinds and leave the taps running for a while. Take a torch to examine any dark corners, feel the walls if you spot suspicious-looking patches …

Ask questions to the vendor or estate agent: how old is the roof? Why is the owner selling? How long has the property been for sale? Are there any defects you should be aware of, such as problems with the sewage system or historical water damage? If you are buying an apartment: are you free to replace the windows yourself, for example? Are there any future communal charges (e.g. to replace a lift)?

It is in your best interest to gain all the information, and vendor is required to report any known defects. Buying a home is one of the biggest financial decisions of your life.

Set your maximum budget in advance and do not exceed it, no matter how tempting a property is. Also consider additional chargessuch as notary fees, registration fees and possible renovation work.

10. Call in an expert if necessary

If you want to be on the safe side, it may be a good idea to get in touch with a contractor, architect, renovation coach or building expert for a survey, for example during your second viewing. This may come at a cost now, but could avoid any nasty surprises further down the line or a dud buy.

If a conversion or renovation is needed, your expert can immediately look at what is feasible and perhaps already give a rough cost estimate. This will already give you the information you need if you want to buy the property.

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