Don’t get caught up in the moment at an inspection – you need to be on the lookout at all times. It might be a good idea to print out this checklist and take it with you.

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The Outside

General

• Is there any traffic noise? Consider what it would be like in peak hour, or return to visit during this time.
• What is the lighting like? It might be an idea to return at different times of the day to see how the sun affects the interior and exterior of the property.
• What is the level of security of the property? Do they have any alarm systems installed? Window locks or deadbolts?

Roof

• Any cracked tiles?
• What is the general condition of the roof like?
• Any sign of previous damange or water leakage?
• Are the gutters clean and well maintained? Any signs of damage or rust?

Garage

• Will your cars fit in?
• What condition is the door in? Any signs of rust or damage? Does it work?

Shed

• Is there enough storage space?
• Freestanding or attached to the house?
• Is it insulated?
• What amenities area available?
• Is it secure?

Garden and Surrounds

• How many garden taps are there? Do they all work?
• Is there enough space in the backyard for you and your family? Consider water tanks, cubby houses, swingsets, outdoor patio areas.

The Inside

Doors

• Do they all open freely?
• Are all the locks and handles in working order?
• Windows
• Do they open all the way?
• Are there any repairs to the window glazing needed?

Drawers and Cupboards

• Do they open all the way?
• Do the drawers slide easy?
• Are the strong?
• Do all the handles match?

Walls and Ceilings

• Can you see any water damage?
• Any stains or cracks in the walls?
• When was the last time the walls were painted?

Floors

• Wooden floors: Are there any loose boards? What sort of timber are they made of? Would they be easy to replace? Do they squeak? Are the floors level? Is there any evidence of termites?
• Carpet: Is the carpet intact? Are there any stains? Don't be afraid to move furniture around to look underneath.

Plumbing

• Are all the pipes copper?
• What is the water pressure like?
• Have the previous owners installed any water saving devices?
• Is the water heating gas or electric?
• Does the house have gas installed?
• Do any of the taps leak?

Electrical

• Do all light switches/ faders work?
• Is there a safety switch installed?
• Do all the outdoor lights work?

Has the seller prepared a building and pest report? Don’t be afraid to ask for one.

When negotiating prices and details of the contract, make sure you work out who has control of the market at this point in time (prior to the time of negotiation).

If you are in control (e.g. if the market is currently flooded with houses similar to the one you are looking at) push hard to try to get what you want. If the seller is, try not to ask for too many allowances as the seller will quickly try to find a less challenging buyer.

Once you have done our research on prices in the recent market, bring evidence of these to negotiation talks. This gives you more ammunition with comparing prices to what you have been offered.
Consider using immaterial goods or services as bargaining chips. This can include things like moving a settlement date forward or back according to the sellers needs, or them including furniture or artwork in the price.

If any changes are made to the original contract, make sure they are documented and written down. Anything that isn’t written on that piece of paper will not count at a later date.

Pre-settlement inspections
Make sure you always make a final inspection of the property you are purchasing prior to settlement. With the contract in hand, go over the the property closely to make sure any agreements made during negotiation have been met. This should be done regardless if you are purchashing a pre-existing home or a new home from a builder, and don't be afraid to ask as many questions as you need. Anything that hasn't been done may be your responsibility after settlement!

Settlement
Settlement is the process of the transfer of money and title between the seller and buyer (or, more likely, the buyer's bank- and then the mortgage payments begin). The buyer will recieve the keys to the house and the seller receives payment. This is also the time where deeds, loan papers, and other documentation as required is signed and completed.

It can also be a very costly time, with fees and costs including everything from stamp duty, insurance (for the property and mortgage), bank and establishment fees, valuation fees, title registration and fees involved with the use of a solictor and/or a conveyancer. These should be researched and  budgeted for accordingly.

It is very common for settlement to be delayed, for reasons that are sometimes unavoidable. It is worth having a backup plan for alternate accomodation and if it is extremely important you are in the property by a certain date discuss this during negotiation and allow for possible delays when deciding a date for settlement.