Open Home Checklist

Buying a house is one of the biggest financial decisions you may make. An open home lets you look around, assess the layout, and ask questions. But a viewing is only the first step in your investigation.

A fresh coat of paint, a renovated bathroom, or a beautifully staged living room can make a Property look appealing.

What you cannot see may matter as much as what you can.

Before making an offer, understand the Property’s condition, its ongoing costs, the land it sits on, and any legal or maintenance responsibilities that may come with ownership.

How to use this worksheet

Read
Work through each section before or during the viewing.

Ask
Tick the checkbox when you have received a satisfactory answer.

Note
Use the Notes space at the end of each section to record answers, follow-ups, or concerns.

Take this checklist with you to your next open home.

You do not need to ask every question on the spot. Record what you need to investigate and follow up on before committing to a purchase.

01 | The house and its condition

☐ 1. How old is the house? What major renovations or alterations have been completed? kitchen? bathroom? Retrofit window? Hot water cylinder?
☐ 2. What is known about the roof, plumbing, and electrical installation? Have any repairs or replacements been carried out? Is the switchboard a 5-point box? Any external power point?
☐ 3. Is there insulation in the ceiling, walls, and underfloor, where applicable? What heating and ventilation systems are installed, and when was the heat pump installed?
☐ 4. Have there been any leaks, flooding, dampness, mould, or drainage problems? What repairs were undertaken, and is there supporting documentation? Also check for large trees near the house.
☐ 5. Are building plans, council records, permits, and Code Compliance Certificates available for relevant work? Are there any known unconsented alterations or exempt building work?

Notes — Section 1

02 | Major electrical and mechanical components

Major electrical and mechanical components can be expensive to repair or replace. Ask about their age, condition, maintenance history, warranties, and whether they are included in the sale.

☐ 6. What is the condition and age of the major electrical and mechanical components? This may include the house wiring and switchboard, garage door or electric gate, heat pump, hot-water cylinder or gas water-heating system, and any waste pump serving a septic or waste tank.
☐ 7. When were these components last serviced, repaired, or replaced? Are service records, warranties, manuals, or compliance certificates available?
☐ 8. Are any of these systems shared with another Property, dependent on a body corporate, or subject to regular maintenance or replacement costs?
☐ 9. Are there any known faults, intermittent problems, safety concerns, or parts that are difficult to source? Have any components reached the end of their expected service life?
☐ 10. What ongoing costs should I expect for electricity, gas, servicing, pump maintenance, or waste-tank management? Who is responsible for arranging and paying for this work?

Notes — Section 2

03 | Renovations, building consent exemptions, and documentation

Renovations can improve a Property, but they can also create uncertainty if the work isn’t properly documented or you cannot establish what was done.

In New Zealand, you can complete some building work without a building consent under specific exemptions. This does not mean every type of renovation is exempt, nor does an exemption remove the need to meet applicable building requirements.

Ask the agent:

☐ 11. Have you completed any renovations or alterations under a building consent exemption? If so, what work was carried out, when was it completed, and who did the work?
☐ 12. Did you complete any other alterations that required building consent? If so, can I review the consent and any Code Compliance Certificate issued?
☐ 13. Is there documentation for exempt work? For example, plans, photographs, invoices, specifications, or records identifying the people who carried it out.
☐ 14. Are there any warranties or guarantees for the renovation work, materials, appliances, or installations? Are they still valid, and can they be transferred to a new owner?
☐ 15. Were licensed or suitably qualified tradespeople used where required? Is there any documentation of inspections, electrical work, tiling, plumbing work, or other specialist work?

What to do next: Do not rely solely on an agent’s verbal explanation. Ask your lawyer or Property conveyancing specialist to review the relevant Property records and seek advice from a qualified building professional if you are unsure whether work was appropriate, documented, or compliant.

A building consent exemption, a Code Compliance Certificate, and a warranty serve different purposes. One does not automatically replace another.

Notes — Section 3

04 | The costs, insurance, and risks

The purchase price is only one part of homeownership. Maintenance, insurance, council rates, and unexpected repairs can all affect affordability.

☐ 16. What are the current council rates? Are there other regular charges or costs associated with the Property?
☐ 17. Can I obtain insurance for the Property on acceptable terms? What are the likely premiums, excesses, and relevant exclusions?
☐ 18. Are there known earthquake-related repairs, unresolved damage, or previous insurance claims? What supporting records are available?
☐ 19. Is the Property affected by flooding, liquefaction, erosion, or other natural hazards? What information is available from the council and other relevant sources?
☐ 20. What immediate repairs or ongoing maintenance should I budget for? Have any major components reached the end of their expected service life?

Notes — Section 4

Insurance availability and premiums can depend on the Property’s location, construction, claims history, and other factors. Check directly with an insurer rather than assuming a Property will be easy or affordable to insure.

05 | The land, boundaries, and neighbourhood

A Property is more than the building. Sunlight, privacy, access, noise, and the surrounding environment can affect your daily life and future resale options.

☐ 21. What are the Property’s boundaries? Are there easements, shared driveways, rights-of-way, or access restrictions?
☐ 22. Which direction does the house face, and when does the living area receive sunlight? If possible, visit at different times of day.
☐ 23. How close are the neighbours? Is there enough privacy and outdoor space for your needs?
☐ 24. Is there enough space for parking, storage, gardening, a shed, or other activities important to me?
☐ 25. What are the traffic, noise, wind exposure, and general environment like at different times of day? How close are public transport, schools, supermarkets, parks, and other services you use?

Visit the area outside the open-home period if you can. A quiet Sunday afternoon may not reflect weekday traffic or evening noise.

Notes — Section 5

06 | If the Property is a unit or apartment

If you are buying a unit-title Property, your responsibilities may extend beyond the interior of your unit. The unit title structure determines how ownership, common Property, maintenance, and costs are managed.

Before making an offer, understand how the body corporate operates.

☐ 26. What are the current body corporate levies, and what do they cover? Are there additional regular charges?
☐ 27. How are repairs and maintenance managed across the owners? Which responsibilities belong to an individual owner and which belong to the body corporate?
☐ 28. Is there a long-term maintenance plan? What major repairs or building work are expected over the coming years?
☐ 29. Does the body corporate have sufficient funds for planned maintenance? Are special levies proposed, or could additional contributions be required?
☐ 30. Have there been significant building defects, unresolved maintenance issues, or disputes? Can I review relevant meeting minutes, financial statements, insurance information, and building reports?

A low body corporate levy does not necessarily mean a Property is inexpensive to own. It may be worth investigating whether the building has sufficient funds for future work.

Ask your lawyer to review the unit title documents, body corporate records, applicable maintenance plans, and any other relevant information before you commit.

Notes — Section 6

Planning your next steps

Some answers may not be available during the viewing. That is normal. Record unanswered questions. Once you are comfortable with the initial assessment, your next steps are:

Take time to read the property details provided by the real estate agents,
Do a follow-up with the real estate agent to show your interest,
Ask if you can book a private viewing outside the normal open home if you are short on time or out of town.

Before you make an offer

An agent’s answers can help you identify what to investigate, but they are not a substitute for independent advice.

Depending on the Property, your next steps may include:

Arranging an independent, certified Property inspector to conduct a building inspection.
Asking your lawyer or conveyancer to review the title, agreement, and relevant records.
Checking council Property files and natural hazard information.
Confirming insurance availability and costs.
Obtaining estimates for significant repairs or renovations.
Reviewing body corporate documents if the Property is a unit title.
Confirming that your offer conditions provide appropriate protection, with advice from your lawyer.

Don’t assume every issue will be resolved after you sign an agreement. Understand your obligations and timeframes before committing.

Notes — Before you make an offer

The final word

You do not need to be a builder, lawyer, or Property investor to ask good questions. You need to recognise what you know, what you do not know, and what you need to verify.

The aim is not to find a perfect house. It is to make an informed decision about a Property, including the costs, responsibilities, and risks you are willing to accept.

Look beyond the fresh paint. Ask for the evidence. Understand what you are buying.

Buy A House Wise | Better Information. Better Decisions.

Home Buy 101: Questions you may want to ask