Buy-to-Let Property Viewing Checklist: What Professional Investors Look For
Most amateur landlords walk through a property viewing with nothing more than gut instinct. Professional investors bring a systematic checklist that covers structural integrity, tenant appeal, running costs, and investment viability. Here's exactly what they look for.
A property viewing isn't just about whether you like the kitchen tiles. For buy-to-let investors, every viewing is a data-gathering exercise that will inform your offer price, refurbishment budget, and investment decision. Miss a critical issue during the viewing, and you'll either overpay or discover expensive surprises during surveys.
This guide provides a comprehensive, systematic approach to property viewings. Use it as a field checklist during every viewing to ensure you capture the information needed for informed investment decisions.
Before the Viewing: Essential Research
Professional investors arrive at viewings already armed with critical intelligence. Complete this research before you book the viewing to avoid wasting time on unsuitable properties.
Pre-Viewing Research Checklist
- ✓ EPC rating: Download from EPC register. Anything below C requires upgrade budget (£5k-£15k typical)
- ✓ Land Registry title: Check for restrictive covenants, rights of way, leasehold terms
- ✓ Planning history: Search local authority portal for extensions, conversions, enforcement notices
- ✓ Flood risk: Check Environment Agency maps. Flood Zone 2/3 = higher insurance costs
- ✓ Rental comparables: Search Rightmove/Zoopla for similar properties. Price per bedroom is key metric
- ✓ Local area intelligence: Crime stats, school ratings, transport links, employment hubs
If any of these pre-viewing checks reveal major issues (Flood Zone 3, EPC rating E or below, planning enforcement), seriously consider whether to proceed. Your time is valuable.
External Inspection: Structure and Envelope
Spend the first 10 minutes walking the perimeter before entering. External issues are often more expensive to fix than internal cosmetics and are easier to spot from outside.
Roof and Chimneys
Walls and Brickwork
Critical Red Flags:
- Stepped cracking through brickwork (follows mortar joints) = subsidence risk. Walk away or budget £15k-£50k
- Horizontal cracking = wall tie failure. Repair cost £3k-£8k depending on property size
- Bulging brickwork = cavity wall tie corrosion or structural movement. Expensive (£5k-£15k)
- Spalling bricks (surface flaking) = frost damage. Not critical but factor £2k-£5k for repointing
Rainwater Goods and Drainage
Failed guttering causes damp, which causes tenant complaints and voids. Check every downpipe and gutter section.
- Gutters should be clear of vegetation and securely fixed. Sagging = blocked or failed brackets
- Downpipes must discharge away from foundations. Water pooling near walls = damp risk
- Cast iron gutters/downpipes: check for rust holes. Replacement £1.5k-£4k for typical terraced house
- Look for water staining on walls below gutters = overflowing (indicates blockage or undersized gutters)
Windows and Doors
Window replacement is expensive and often required for EPC compliance. Check condition carefully.
| Window Type | EPC Impact | Typical Cost |
| Single glazed | Major negative | £5k-£12k (full house) |
| Double glazed (pre-2002) | Moderate negative | Consider replacement if failing |
| Double glazed A-rated | Positive | Good condition = no action |
Internal Inspection: Structure and Services
Damp and Structural Movement
Damp is the number one cause of tenant complaints. Check every room systematically.
Damp Detection Protocol
- 1. Visual inspection Staining, peeling wallpaper, black mould (especially in corners), tide marks on walls
- 2. Smell test Musty odour indicates chronic damp. Often worse in cupboards and behind furniture
- 3. Touch test Run hand along skirting boards and lower walls. Soft/crumbly plaster = rising damp
- 4. Window condensation Excessive condensation = poor ventilation. Budget for trickle vents (£300-£800)
Damp Remediation Costs (2025)
- Rising damp treatment: £1,500-£3,500 (typical 3-bed terrace)
- Penetrating damp (external render repair): £2,000-£6,000
- Condensation (ventilation improvements): £500-£2,000
- Basement tanking: £5,000-£15,000 depending on floor area
Electrical Installation
Since 2020, landlords must have a valid EICR (Electrical Installation Condition Report) renewed every 5 years. Rewiring is one of the biggest refurbishment costs.
Red Flags Requiring Rewire (£3,500-£6,000):
- Old-style fuse box (not RCD-protected consumer unit)
- Rubber or fabric-covered cabling visible anywhere
- Round-pin sockets (pre-1947 wiring)
- Evidence of DIY electrical work (junction boxes in loft, non-standard connections)
- No earth bonding visible on gas/water pipes
- Scorch marks around sockets or consumer unit
Heating System
Boiler age and type significantly impact EPC rating and running costs. Check carefully.
- Check boiler age: Look for sticker showing install date. Boilers over 12 years old are inefficient
- Combi vs system: Combi boilers suit smaller properties. System boilers need cylinder space
- Non-condensing boiler? Major EPC penalty. Budget £2,500-£3,500 for replacement
- Radiator count: Should be one per room. Undersized radiators = tenant complaints
- TRVs fitted? Thermostatic radiator valves improve EPC. Retrofit £300-£600
Tenant Appeal Assessment
A property that appeals to quality tenants achieves higher rents and lower void periods. Assess tenant appeal objectively, not based on your personal taste.
Layout and Flow
| Feature | Rent Impact |
| Separate kitchen (not kitchen/diner) | -£50-£100/month |
| En-suite to master bedroom | +£75-£150/month |
| Ground floor bedroom (3+ bed property) | +£50-£100/month |
| Off-street parking (urban area) | +£100-£200/month |
| Private garden (not shared access) | +£75-£125/month |
Practical Functionality
Professional tenants prioritize practicality over aesthetics. Check these functional elements:
- Storage: Built-in wardrobes, loft access, under-stair cupboard all increase appeal
- Natural light: North-facing rooms feel cold. Budget for better lighting or mirror placement
- Noise insulation: Test for traffic noise, neighbours, flight paths. Poor insulation = tenant turnover
- Mobile signal: Check signal strength in all rooms. Poor signal is a genuine deal-breaker for some tenants
- Broadband availability: Check Ofcom checker. Fiber availability adds rental value
Ongoing Running Costs Assessment
Some properties look attractive on gross yield but become unviable once running costs are factored in. Assess these during the viewing to avoid surprises.
High Running Cost Red Flags
Leasehold with High Service Charge
Service charge over £2,000/year makes property difficult to rent or sell. Check lease carefully for unknown obligations.
Shared Freehold Complications
Shared maintenance responsibilities often lead to disputes. Budget 20% more for repairs than equivalent single freehold.
Listed Building Status
Beautiful but expensive. Repairs cost 30-50% more than standard properties. Limited improvement options for EPC compliance.
Electric Heating
Storage heaters cause major EPC penalties and tenant complaints about running costs. Conversion to gas heating: £4k-£8k.
Communal Areas
Shared entrance/stairs require cleaning and maintenance. Budget £400-£800/year even if you do it yourself.
Post-Viewing: Calculating Your Walk-Away Price
Within 2 hours of the viewing, while details are fresh, complete this calculation to determine your maximum offer.
Walk-Away Price Calculation
If the asking price exceeds your walk-away price by more than 10%, you're negotiating from a weak position. Consider whether to make an offer or move to the next property.
Analyze Properties Like a Professional
BTL.properties combines viewing insights with comparative market analysis, EPC modeling, and financial projections to give you firm offer guidance on every property.
Frequently Asked Questions
How long should I spend on a property viewing?
Professional investors allocate 45-60 minutes per viewing: 10 minutes external inspection, 30 minutes internal, 10 minutes for photos and notes, 5 minutes discussing with agent. Rushing a viewing on a six-figure purchase is false economy.
Should I bring a surveyor to the viewing?
Not necessary for initial viewings. Use your systematic checklist to identify obvious issues. Only instruct a surveyor once you've confirmed the property meets your investment criteria and you're prepared to make an offer subject to survey.
What if the vendor is present during the viewing?
Politely ask the agent to give you time alone to inspect properly. Say "I need to take some measurements and photos for my records." Vendors present during viewings often volunteer information about problems, but they also inhibit thorough inspection.
How many viewings before making an offer?
One thorough viewing using this systematic approach is usually sufficient. Request a second viewing only if you encountered access restrictions (locked rooms, tenant-occupied) or need to bring a contractor for specific cost estimates. Multiple viewings without new information is time-wasting, not due diligence.
What tools should I bring to viewings?
Essential: smartphone (camera + notes), tape measure, torch, this checklist printed. Optional but useful: moisture meter (£25 on Amazon), binoculars (for roof inspection), spirit level (check floors), infrared thermometer (single glazing detection).
Should I view properties above my maximum budget?
Only if there's genuine evidence of motivated seller (property on market 90+ days, price reduction, probate sale, chain-free). Otherwise you're wasting your time and creating unrealistic expectations. View properties at or below your walk-away price to maintain negotiating leverage.