How to view a property without getting carried away
A viewing often lasts twenty minutes. The agent keeps moving, the light looks lovely, and you leave with a feeling: not with facts. That is how you miss the fuse board, the service charges or the noise from the street.
The Kodarch checklist gives you a clear frame for every viewing: facade, rooms, services, paperwork and neighbourhood. On site you tick what works, what raises a question, or what does not apply. Then you reread with a clear head.
Shortlisted a place? Estimate renovation cost with the Kodarch budget simulator, then draw the floor plan to check your furniture fits before you offer.
Before you go
The viewing is won beforehand. Arrive with the paperwork and a sheet already created: not with your nose in the listing.
Ask for the file, not just the photos
EPC, surveys (asbestos, lead, electrics, gas), service charges, council tax, latest AGM minutes. What is missing from the listing is often paid for later.
Write down three must-ask questions
Voted or upcoming works, heating type, age of the roof or facade. If the agent does not know, write that down: it is already information.
Open the checklist before you ring the bell
The tool above is ready: on site you only tick: you do not invent the grid.
Read the neighbourhood as you arrive
Parking, noise, shops, how safe it feels. Come back at rush hour or in the evening if you can only view in daytime.
On site: what to actually look at
Do not hunt for a hidden expert defect. Look for what your eyes and nose can already tell you, and what you can have checked afterwards.
Building and outside
What to look atFacade, roof or terrace, lobby, lift, cellars and parking.
Why it mattersCommon parts are voted in the AGM and paid through charges. A new facade or lift costs more than a kitchen refresh.
Living room
What to look atReal daylight (not only at noon), cracks, damp marks, floor and window condition.
Why it mattersThis is where you will live. A stained ceiling or blistering wall says more than a retouched listing photo.
Kitchen
What to look atWater, power and gas supplies, ventilation, room to reconfigure.
Why it mattersA kitchen to redo changes the budget from day one. Check the services are there: the layout comes later on the plan.
Bathroom / shower room
What to look atSeals, drain smells, ventilation, water pressure, age of the water heater.
Why it mattersPoor ventilation rots walls. A leak often shows up too late; a missing extractor is obvious at once.
Bedrooms
What to look atTrue size, built-in storage, street noise, sound between dwellings, floor condition.
Why it mattersA room that is too small or too noisy shows up on the first night, not on the agency PDF.
Services and energy
What to look atFuse board, heating type, whether the EPC matches how it feels, fibre, individual meters.
Why it mattersA poor EPC is not a later surprise: it is year-one renovation money. The board and radiators already speak.
Co-ownership and paperwork
What to look atCharges, voted works, maintenance log, rules (letting, works, use).
Why it mattersThe nicest flat can be a trap if the AGM voted a six-figure facade job. Ask for the minutes: do not trust a verbal summary.
Neighbourhood
What to look atNoise day and night, transport, shops, schools, how safe it feels.
Why it mattersYou are not only buying square metres. What you hear as you leave the agent matters as much as the floorboards.
After the viewing
The emotion fades the next day. That is the time to reread your ticks, not the listing.
Reread with a cool head
Do the “investigate” points still stand? Does what seduced you (the light, the balcony) hide tired services or high charges?
Summary by area
The tool summarises your ticks by room and theme. No automatic verdict: factual counts, so you can discuss them together.
Price the likely works
Kitchen, bathroom, insulation: the simulator gives a range. It is not a quote: it stops you dreaming the budget.
Draw the plan before you offer
Recreate the rooms in Kodarch and place your furniture. A sofa that does not fit is clearer on a plan than while walking through empty space.
This checklist is a reminder, not a survey. Have technical points (structure, electrics, damp, co-ownership) checked by a professional before you commit.
Create my floor plan to recreate the rooms and test layouts.
How to use the checklist
1
Open the checklist
One sheet on this device, no account: ready before you arrive on site.
2
Tick on site
One tap cycles the status: to check, OK, to investigate, not applicable.
3
Reread and share
Summary by area, free notes, print or send to someone close.
4
Move to the plan
Recreate the home in the 2D editor to validate the layout.
What the tool gives you
- The same path on every viewing: no more forgetting services or co-ownership
- Facts, not a buy / walk-away verdict: you keep the decision
- One sheet on your device, no account
- Data only in your browser until you print or share
- A direct hand-off to the 2D plan and the budget simulator
Frequently asked questions
Everything you need to know before creating your plan or estimating your renovation budget.
Are my notes sent to the server?
No. Everything stays local on your device unless you print or copy the sheet yourself.
Can I keep several viewing sheets?
No: one checklist per device. Print or share the sheet if you want to keep it, or use the My viewings space (account) to structure several properties.
How long does the grid take to fill in?
The length of a viewing: about fifteen minutes. Open the checklist before you arrive so you only tick on site.
What if I switch browser or phone?
Sheets do not travel. Print or share the ones you want to keep, or carry them into a Kodarch floor plan.
Is this expert advice?
No. It is a how-to for noting what you see. A survey, a solicitor or a tradesperson is still needed before you buy.