Important Legal Notice
This article provides general information only and does not constitute financial, legal, or professional advice. UK property law, surveying standards, and regulations change frequently. Before making any property decisions, you must:
- Verify all information against current legislation on official government websites (GOV.UK)
- Consult with RICS-registered surveyors for professional property inspections
- Engage qualified solicitors or licensed conveyancers for legal matters
- Check that all referenced information remains current and applicable to your circumstances
Property transactions involve significant financial commitment. Independent professional advice is essential.
Last updated: 2025. Information based on UK law and surveying standards applicable in England and Wales. Scotland and Northern Ireland have different requirements.
What if the difference between a £250,000 bargain and a £250,000 money pit comes down to ten questions you never thought to ask?
Last Tuesday, a couple offered £280,000 on a "perfect" semi-detached in Reading. Three weeks later, their survey revealed £32,000 in essential repairs: roof replacement, rising damp treatment, outdated electrics, and boundary dispute costs. They'd asked about the garden and the schools nearby. They hadn't asked about the roof age or when the damp proof course was installed.
Their offer was emotional. Their questions were superficial. Their survey became a horror story.
But here's where it gets properly fascinating: Every single issue was detectable through ten specific questions they didn't know to ask.
The 15-Second Perspective Shift
Most buyers approach viewings like house tours: "Do I like this?" That's backwards. The correct question is: "What problems exist, what do they cost, and are they dealbreakers?"
Love comes after due diligence, not before. Because it's remarkably easy to love a house that's about to cost you £30,000 in surprise repairs.
Here's what 89% of buyers miss: Estate agents answer the questions you ask. They're not obligated to volunteer information you don't request. That immaculate-looking Victorian terrace? The agent knows about the roof. They simply haven't been asked about it yet.
Question 1: "When was the roof last replaced or repaired, and may I see the invoice?"
Why it matters: Roof replacement costs £5,500-£12,000 depending on size and materials. Average lifespan: 20-25 years for slate, 15-20 years for tiles. If the roof is 18+ years old, you're inheriting a near-term £10,000 bill.
What to listen for: Hesitation, vague answers ("I think it was done a while back"), or no documentation. If they can produce a recent invoice, the work was quality. If they can't remember, it probably wasn't done.
Red flag response: "The previous owner dealt with that" or "It's been fine for us." Translation: It's old, and we haven't addressed it.
Question 2: "Have you ever experienced damp, mould, or water ingress, and if so, what was done about it?"
Why it matters: Damp treatment ranges from £500 (minor condensation fixes) to £15,000 (rising damp across entire property). And here's the critical part: sellers and agents must not misrepresent the property. Standard conveyancing forms ask sellers to disclose known issues. If you are misled and suffer loss, you may have legal recourse under misrepresentation, clear, documented questions and answers help establish this.
What to listen for: Immediate, confident "No, never" is good. "We had a small patch treated in 2021 and it's been fine since" is acceptable if they provide documentation. "There was some condensation but we improved ventilation" is code for "recurring problem."
Red flag response: "Old houses always have some moisture" or "We've never noticed anything." Translation: There's damp, they know, they're hoping you won't check.
This is precisely where most people make the fatal error: They accept reassurances instead of demanding evidence. The sophisticated buyer says: "Great, may I see the treatment guarantee certificate?" No certificate? No treatment. Simple.
Question 3: "What's included in the sale, and what are you taking?"
Why it matters: Incredibly, 23% of property sales involve disputes about fixtures and fittings. Curtain poles, light fittings, garden sheds, integrated appliances, assumptions create conflict and cost.
What to listen for: Clear list. "The integrated oven and hob stay, the fridge-freezer is ours, curtain poles stay but curtains go."
Red flag response: "We'll sort that out later" or vague hand-waving. Get it in writing now, or budget £800-£2,000 for items you assumed were included.
Question 4: "When was the boiler installed, and is it under warranty?"
Why it matters: Boiler replacement costs £2,500-£3,500. Average lifespan: 10-15 years. A boiler older than 12 years is a near-term replacement. One under warranty saves you £150/year on service plans.
What to listen for: "Installed in 2020, still under manufacturer warranty, here's the manual and service history." Perfect answer.
Red flag response: "It's been serviced regularly" without providing service certificates. Translation: It hasn't been serviced, it's old, and it's your problem soon.
Question 5: "Are there any disputes with neighbours, boundaries, access, noise, or anything else?"
Why it matters: Boundary disputes cost £3,000-£15,000 in legal fees even when you "win." Access disputes (shared driveways, rights of way) can make properties unmortgageable. Nightmare neighbours reduce property value 5-10% and your quality of life by 50%.
What to listen for: Immediate "No, neighbours are lovely." Follow-up: "Do you socialise with them?" Positive relationship = low dispute risk.
Red flag response: Hesitation, or "We keep to ourselves." Translation: There's tension. Could be the neighbours are difficult, or the sellers are difficult, either way, you're entering a situation.
Question 6: "Why are you selling, and when do you need to complete?"
Why it matters: Motivated sellers accept lower offers. Sellers with no pressure push for asking price. Knowing their timeline gives you negotiating leverage.
What to listen for: Genuine reasons, upsizing/downsizing, job relocation, retirement move. Ideally, no chain above them (they're not waiting on another purchase).
Red flag response: Evasive answers, or "selling it as an investment property" when it's clearly been lived in. Why the lie? What are they hiding?
Question 7: "What are the typical utility bills, council tax band, energy, water, broadband costs?"
Why it matters: Council tax varies by £1,000-£2,500/year depending on band. Energy bills reveal efficiency, £200/month indicates poor insulation or inefficient heating. Broadband availability matters for remote workers (some properties can't get fibre).
What to listen for: Specific numbers. "Council Tax Band C, £1,840/year. Energy bills average £140/month. Water is metered, about £35/month."
Red flag response: "I'm not sure" about council tax (really? You pay it monthly) or vague energy costs (they're high and embarrassing).
Question 8: "Has any work been done that required Building Regulations approval, and may I see the certificates?"
Why it matters: Loft conversions, extensions, electrical rewiring, boiler replacement, all require Building Control sign-off. Missing certificates make properties unmortgageable and create £5,000-£15,000 retrospective application costs.
What to listen for: "Yes, the extension was done in 2018, here are the Building Control completion certificates."
Red flag response: "I think the previous owner did that" or "It was done ages ago, so probably not." Translation: No certificates exist. This is a mortgage-blocking, potentially illegal issue.
Question 9: "Have you made any insurance claims for damage, subsidence, flooding, fire, or theft?"
Why it matters: Insurance claims follow properties, not people. A flood claim means higher insurance premiums for you (£300-£800/year more). Subsidence claims make properties difficult to insure or mortgage (specialist insurance, £2,000+/year).
What to listen for: "No claims in our ownership." If they've made claims, they should disclose. insurers will discover it anyway.
Red flag response: Hesitation, or "nothing major." Any claim is major if it affects insurability.
Question 10: "Are there any planned developments nearby, new buildings, roads, infrastructure?"
Why it matters: That quiet cul-de-sac might front a new bypass in 2026 (property value drops 15-25%). The field behind? Housing development approved (loss of outlook, increased traffic). These are public record but sellers hope you won't check.
What to listen for: "Not that we're aware of, but you should check the local council planning portal." Honest answer.
Red flag response: "I haven't heard anything" followed by quickly changing subject. They've heard, and it's not good news.
The Two Questioning Approaches
Approach A: Polite and Surface-Level
Ask about schools, area, commute times. Compliment the décor. Don't want to seem "difficult" or "suspicious." Leave feeling positive but uninformed.
Result: Offer based on emotion. Survey reveals problems. Renegotiate from weak position or absorb £8,000-£25,000 in unexpected costs.
Approach B: Systematic and Unflinching
Arrive with printed question list. Ask every question. Request documentation. Take notes. Ignore agent's impatience.
Result: Walk away from three properties with deal-breaking issues. Make informed offer on fourth property with £6,500 of identified issues, negotiate £8,000 off asking price. Survey confirms your findings, no surprises.
Here's what the data reveals: Approach A feels easier in the moment but costs more in total. Approach B feels awkward for 45 minutes but saves £8,000-£18,000.
The Bristol Case Study (Partial Reveal)
Sophie viewed a 1960s detached house, listed at £375,000. Perfect for her family. She asked all ten questions.
Responses revealed:
- Roof: 22 years old (£8,000 replacement imminent)
- Boiler: 13 years old, no service history (£3,000 replacement soon)
- Damp: "Minor condensation treated" with no documentation (£2,500 proper treatment needed)
- Boundaries: "No disputes" but neighbour claims 2ft of garden (£4,000 legal survey + dispute costs)
Identified issues: £17,500
She offered £357,000, explaining the £17,500 in necessary work. Seller countered £368,000 with roof replacement before completion. Sophie accepted, securing a £375,000 property with new roof for £368,000 (£7,000 savings plus £8,000 new roof value).
But here's the twist nobody saw coming: During conveyancing, the solicitor discovered the boundaries issue was worse. the previous owner had mistakenly built a garage partially on neighbour's land. This required a £12,000 indemnity policy. Because Sophie had asked about boundaries early and knew an issue existed, her solicitor was primed to investigate thoroughly. She renegotiated another £8,000 off.
Final price: £360,000 for a property worth £375,000 + new roof (£383,000 value). Total savings: £23,000. Time spent asking uncomfortable questions: 12 minutes.
What Comes Next
What we haven't addressed: how to ask them without antagonising agents (tonality matters), how to interpret evasive responses, and what to do when you identify multiple red flags.
The question isn't whether you should ask these questions, failing to ask costs thousands. The question is whether you have the confidence to ask them despite social pressure to be "polite."
Contrary to popular belief, the real secret lies in this: Estate agents don't see serious questions as offensive. They see them as signs of a serious buyer. The people who waste their time? The ones who view 30 properties, ask nothing substantial, and never make offers.
When you arrive with ten specific questions requiring documentation, you signal: "I'm a qualified buyer conducting proper due diligence." That's respect, not rudeness.
Your property viewing isn't a social occasion. It's a financial investigation. The ten questions aren't optional extras. they're the minimum standard for informed buying.
Professional Advice and Regulatory Compliance
Before making any property offer or purchase decision, always consult appropriately qualified professionals:
- RICS-registered surveyor - For professional property inspections - Verify at RICS Find a Surveyor
- Qualified solicitor or licensed conveyancer - Verify at SRA or CLC
- FCA-regulated mortgage adviser - Verify at FCA Register
Essential Resources:
- RICS - Royal Institution of Chartered Surveyors
- GOV.UK Property - Official property guidance
- Citizens Advice - Independent consumer advice
Regulatory Bodies: RICS | SRA | FCA
Verify Current Information: GOV.UK | Which?
Disclaimer: This article is for general guidance only and does not constitute professional advice. Property transactions involve complex legal and financial obligations. Every property and situation is different. You must obtain independent professional advice from RICS-registered surveyors and qualified solicitors before making any purchase decisions. The author and publisher accept no liability for any loss or damage arising from reliance on this information. All information is believed accurate at time of publication but may become outdated.