What to Actually Look for at an Open Home Inspection
Most buyers spend 15 minutes at an open home and walk away knowing nothing useful. Here's what to actually look for — and the questions to ask the agent before you leave.
Most buyers spend 15 minutes at an open home, take a few photos, and walk away knowing roughly nothing useful. Then they spend the next week wondering if they should make an offer.
Here's what to actually look for.
Before you arrive
Do your research first. Look up the property on Google Maps (street view, satellite), check the flood and bushfire maps for the area, and look at the sales history on Domain or realestate.com.au. Know the asking price range and recent comparable sales before you walk in.
Bring a checklist. (We have a free one — download it from the Resources page.)
First impressions: exterior
Walk the perimeter before you go inside. Look at:
- The roof — missing tiles, sagging ridgeline, rust on metal roofs - Gutters and downpipes — rust, blockages, or damage - Walls — cracks (hairline cracks are usually fine; diagonal or horizontal cracks near corners and windows can indicate movement) - Damp or staining — water marks on exterior walls, particularly near the ground - The garden and drainage — does water pool near the house? Is the land sloping toward or away from the building?
Inside: structure and moisture
This is where most buyers miss things.
- Ceilings — water stains, sagging, or cracks - Walls — cracks, particularly diagonal ones near door and window frames - Floors — bounce or flex when you walk (can indicate subfloor issues), uneven surfaces - Wet areas — check under sinks, around toilets, and in shower recesses for water damage, mould, or soft flooring - Smell — musty smell can indicate mould or moisture issues that aren't visible
Run the taps. Flush the toilets. Check the water pressure.
Questions to ask the agent
This is where most buyers go quiet. Don't. Ask:
- Why is the vendor selling? - How long has it been on the market? - Have there been any offers? - Are there any known defects or issues with the property? - What are the strata levies (if applicable)? - When was the roof last replaced? - Is there a building and pest inspection report available?
Agents are legally required to disclose known material defects. They're not required to volunteer information you don't ask for.
The building and pest inspection
If you're seriously interested, always get an independent building and pest inspection before you exchange contracts. This is non-negotiable. A good inspector will find things you missed — and some of those things will save you from a very expensive mistake.
The bottom line
An open home is a screening exercise, not a decision. Your job is to gather enough information to decide whether it's worth pursuing further — not to fall in love with the kitchen and ignore the crack running up the back wall.
Stay objective. Take notes. Ask questions. And download the checklist.
Disclaimer: This article is for general educational purposes only and does not constitute financial, credit, legal or tax advice. Always consult licensed professionals for advice tailored to your circumstances.
