Six open home “red flags” professional buyers look for - Jan 2025

By Rich Harvey, CEO & Founder, propertybuyer.com.au

Mum-and-dad buyers attend inspections to see how they “feel” about a home. They want to know if it has the vibe they’re seeking for a family abode, and whether there’s an emotional connection to the property.
But professional property buyers have a different approach. They’re objective about the property and are on the hunt for elements that signal potential problems for the new owner.
Here are some elements buyers’ agents look for during their open home inspections.


Neighbours

It’s amazing how uninviting a home can be if surrounding properties and their occupiers are creating a negative impact.
Buyers’ agents want to take a good look at how the neighbourhood can seep its way into the enjoyment of your home. Is there road noise from the nearby arterial? Does the petrol station a couple of doors down mean that fluorescent lighting, petrol aromas and midnight tyre screeching will interrupt your rest?
The adjacent parkland may be nice to look at, but significant fruit bat and bird colonies will cause an almighty seasonal ruckus.
Then there’s the human element. While it may not be a deal breaker, look at how well neighbours maintain their own homes. Will the hoarder next door cause you pain come resale time?
Buyers’ agents look beyond the home’s boundaries to check on the surroundings as well.


Structural

Now I don’t expect you to have the skills of a building inspector, but there are a couple of red flags you can spot on your walkthrough.
Try to spot any potential foundation problems. Many times, by simply walking through a home you can feel whether the floors are “straight” or have a lean. Also, check things like unaligned door and window frames, gapping in vertical joint wall linings, or spaces around cornice work where they should be flush.
If you can easily get to the lower level of a high-set home, then inspect the stumps. Are they properly engaged with the floor joists? Makeshift supports or gaps down here should be a big no-no.
Have a look at the linings – especially the ceiling – for signs of water damage or mould. A leaky roof can be costly to fix, and established mould plays havoc with respiratory health.
Spot these potential problems early and inform your building inspector of any concerns before they do their report.


Approved works

While this should also be the realm of the building inspector, there’s nothing stopping you from scrutinising home updates that may be a little suspect.
I have been into thousands of homes where an owner with zero expertise has had a go at adding a patio or building a sundry structure. At best, these will require formal approval or demolition. At worst, they can be dangerous to use.
I once visited a house where an old bloke who’d lived there for decades solved his lack of power points by simply running multiple extension cords to multi power board outlets, each piggybacking off one to another. At the end of the line, he had several appliances running off the one outlet which is a huge fire and safety hazard. For the next owners it meant reworking the existing electrical plan.


Aesthetics

We all want a home that looks good with nice fittings and fixtures but knowing what’s simple to change and what’s challenging and expensive is essential.
Think about some of the more cosmetic changes you can make easily. A new paint job and updated floor covering can do wonders for a home, but factor in that cost to your initial offer.
Beware of major structural alterations too – particularly in today’s market where construction costs remain historically high.


Utility

The useability and livability of the home is important.
If you are a family of four or more and there’s only one bathroom in the layout, that’s a big problem. And while a study off the lounge may suit a household with small children, parents and teenagers need space for their work and study.
Tandem garages are OK in some circumstances but can be highly inconvenient if you are both driving to work each morning.
Bedroom size is important too. As a general rule, any room that’s less than three metres by three metres will be tight – especially if it doesn’t have a built-in wardrobe recessed into the wall.
Utility is a prime fundamental for successful living in a home.


Drainage and overland flow

Does the block fall to the rear and are there adequate drainage points?
I’ve seen houses that get very wet in the back yard during heavy rains. If there’s a downpour during your inspection, look at the yard and see where the water is going.
There are also potential problems when your property is positioned at the low point of your street. They’re the first to cop pooling and overland flow during heavy summer rains. The gutters out front are always blocking up too, creating a really inconvenient mess whenever the weather turns nasty. Poor drainage can also cause retaining walls to give way, be the cause of rising damp and host of other water penetration problems.

Looking for some of the less obvious red flags during an open home inspection is essential if you want to buy the right home at a reasonable price. Unfortunately, spotting the warning signs can be difficult if you haven’t seen and assessed hundreds of listings.
The solution is to have a buyers’ agent step up and tackle the task on your behalf. We know exactly what we’re looking for when it comes to ensuring your next home will stand the test of time.

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