The questions that actually matter at open homes
Nov 15, 2025 | Trish Moore
Walking through an open home without a plan is like going to the supermarket hungry. You'll get distracted by the shiny stuff, forget what you actually need, and probably make decisions you'll regret later. I've seen buyers fall in love with a kitchen splashback while completely missing the crack in the foundation. I've watched people get swept up in 'Saturday open home fever' and forget to ask a single question. And I've helped clients unpick purchases they wish they'd thought through more carefully.
Table of contents
- Before you arrive at the open home
- Questions about the property’s history and condition
- Questions about legal and ownership matters
- Questions about the sale process
- Questions about the neighbourhood and location
- What to look for yourself during the inspection
- After the open home
- Get expert help with your property search
Walking into an open home can feel overwhelming when you’ve got 15-20 minutes to decide if this could be your future home. While other buyers admire the staged furniture and fresh paint, you need a house inspection checklist that focuses on what really matters.
Melbourne homebuyers, particularly those searching in the Western suburbs, need practical questions to ask at open for inspection appointments. These questions help you spot potential issues, understand what to look for when buying a house, and negotiate confidently. The checklist covers the property’s condition, neighbourhood context, seller motivation, and Melbourne-specific concerns like reactive clay soils common in growth areas.
Before you arrive at the open home
Do your homework on the property
Research pays off before you set foot in an open home. Start by checking recent comparable sales in the suburb to understand if the asking price aligns with market values. Look up council zoning regulations and any planned developments that might affect the area. Note how long the property has been on the market - listings that have sat for weeks or months often signal either overpricing or hidden issues.
Create two lists before you start inspecting properties: your must-haves and your nice-to-haves. Must-haves might include three bedrooms, off-street parking, or proximity to schools. Nice-to-haves could be a second bathroom, a study nook, or a larger backyard. Having these lists helps you evaluate each property objectively rather than getting swept up in the moment.
What to bring with you
Your open home inspection toolkit
| Item | Why you need it |
|---|---|
| Notepad or phone | Record observations, measurements, and questions for follow-up |
| Tape measure | Check if your furniture fits and verify room dimensions match the listing |
| Small torch | Inspect dark cupboards, roof spaces, and under-sink areas |
| Camera | Document any concerns (always ask the agent’s permission first) |
| This question checklist | Stay focused and ensure you don’t forget important questions |
Questions about the property’s history and condition
Understanding renovations and modifications
Start by asking “Have there been any renovations or extensions to the property?” This simple question opens up several important follow-ups. If the answer is yes, immediately ask whether council approvals and compliance certificates were obtained. In Western suburbs growth areas like Point Cook, Werribee, Tarneit, and Truganina, unapproved renovations can create serious headaches when you try to sell later or make insurance claims.
Request copies of building permits for any pools, decks, carports, or major structural changes. Western Melbourne has seen rapid development over the past decade, and not every renovation has been done by the book. If the agent can’t provide documentation on the spot, get their contact details to follow up.
Uncovering structural issues
Critical structural questions to ask
| Question | Why it matters | Red flags to watch for |
|---|---|---|
| Are there any known structural problems? | Agents must disclose material facts by law | Vague answers or deflection |
| Has there been any termite damage or treatment? | Termite repairs can cost tens of thousands | No treatment records in leafy areas |
| Are there issues with the roof, foundations, or drainage? | These are the most expensive repairs | Water stains, cracks, uneven floors |
| When were heating, cooling, and hot water systems last serviced? | Replacement costs thousands | Systems older than 10-15 years |
Pay particular attention to foundation questions if you’re looking in Western Melbourne’s growth corridors. Reactive clay soils are common in areas like Wyndham, Point Cook, Melton, Hoppers Crossing, and Rockbank. These soils expand when wet and contract when dry, causing structural movement that shows up as cracks in walls, sticking doors, and uneven floors. Ask specifically: “Has the property experienced any movement or cracking related to soil conditions?”
When inspecting houses in suburbs like Tarneit or Truganina, look for patterns of cracking. A single hairline crack means little, but multiple cracks appearing around door frames, windows, and in brick walls suggest ongoing soil movement. For Eastern suburbs properties in areas like Glen Waverley or Casey, similar soil conditions exist and warrant the same scrutiny.
Age and maintenance history
Don’t be fooled by fresh paint and new carpets. Ask “How old is the property?” and follow up with questions about major components. A house might look move-in ready, but if the roof is 25 years old, the hot water system is original to the 1990s build, and the oven hasn’t been replaced since installation, you’re looking at significant replacement costs soon.
The agent should be able to tell you the approximate age of the roof, hot water system, stove, dishwasher, and heating/cooling systems. If they don’t know, that’s a red flag about how well the property has been maintained. Ask directly: “Are there any ongoing maintenance issues the current owners have been dealing with?”
Questions about legal and ownership matters
For apartments and units
If you’re inspecting an apartment or townhouse, your first question should be “Does the body corporate allow pets?” This matters even if you don’t currently have pets - future buyers might, which affects resale value. Follow up with “What are the quarterly or annual body corporate fees?” Fees in newer Western suburbs developments typically range from $800-$2,000 annually, but older complexes or those with pools and gyms charge significantly more.
Ask “Are there any special levies planned or recently completed?” Special levies fund major repairs like roof replacement, facade work, or lift upgrades. A building might have low regular fees but a $10,000 special levy pending. Request access to the owners corporation report, which details the financial health of the building and maintenance plans.
Body corporate rules vary dramatically. Some restrict renovations, balcony use, or parking arrangements. Ask “What restrictions does the body corporate place on owners?” In Point Cook and Werribee apartment developments, parking rules can be strict, with fines for using visitor spots or storing items in car spaces.
Check meeting minutes for disputes between owners or contractors. A body corporate embroiled in legal action over defective building work signals potential future costs and stress. Ask “Are there any ongoing disputes or legal matters involving the owners corporation?”
General ownership questions
Ask “Is the property currently tenanted?” This affects when you can move in. Victorian tenancy laws require proper notice periods, and you might need to wait months after settlement before taking possession. If you need to move quickly, a tenanted property creates complications.
Find out about easements or restrictions on the title. An easement might allow utility companies or neighbours to access part of your land, affecting your plans for fencing, landscaping, or extensions. Ask “Have there been any insurance claims on the property in recent years?” Water damage, fire, or storm damage claims can indicate recurring problems.
Questions about the sale process
Gauging seller motivation
“Why is the owner selling?” might seem like an intrusive question, but it’s perfectly reasonable and the answer can be revealing. Common reasons include upsizing, downsizing, relocating for work, or family changes. Less common answers might hint at problem neighbours, planned developments, or issues with the property itself.
Follow up with “How long has the property been on the market?” and “Have there been any price reductions?” Properties that sit on the market for extended periods in Melbourne’s competitive Western suburbs might
Frequently Asked Questions
What are the most important questions to ask at an open home inspection?
The most important questions focus on three areas: structural condition, legal matters, and seller motivation. Start with 'Have there been any renovations or extensions?' followed by 'Were council approvals obtained?' Ask about known structural problems, termite damage, and roof or foundation issues. In Melbourne's Western suburbs, specifically ask about reactive clay soil movement. Questions about why the owner is selling, how long the property has been listed, and whether there have been price reductions help you understand negotiating power. Always ask if you can make your offer subject to a satisfactory building and pest inspection. For apartments, question body corporate fees, pet restrictions, and any planned special levies. The agent must disclose material facts by law, but only if you ask the right questions.
How can I spot reactive clay soil problems during an open home inspection?
Reactive clay soils are common in Western Melbourne suburbs like Wyndham, Point Cook, Melton, Hoppers Crossing, Tarneit, and Truganina. These soils expand when wet and contract when dry, causing structural movement. Look for diagonal cracks running from the corners of doors and windows rather than hairline cracks along plaster joints. Check if doors and windows stick or bind when opening, which indicates foundation movement. Uneven floors or floors with noticeable bounce suggest structural issues. Look for cracks that are wider at the top than the bottom, suggesting ongoing movement. Outside, check for cracked paving, sinking pathways, or gaps between the house and concrete. Ask the agent directly: 'Has the property experienced any movement or cracking related to soil conditions?' If you notice multiple warning signs, arrange a professional building inspection before making an offer. Similar soil conditions exist in some Eastern suburbs areas like Glen Waverley and Casey.
Should I get my own building inspection if the seller has already provided one?
Yes, you should always arrange your own independent building and pest inspection even if the seller provides a report. Vendor reports are commissioned by the seller and, while they must be accurate, they serve the seller's interests. Your own inspector works for you and has no incentive to downplay issues. Independent inspections typically cost between $400-$800 and take 2-3 hours. Choose an inspector familiar with Melbourne's Western suburbs and issues like reactive clay soils rather than using an agent's recommendation. Make your offer subject to a satisfactory building and pest inspection - this standard clause protects you by allowing withdrawal or renegotiation if major problems are uncovered. In Western suburbs growth areas where building standards have occasionally been compromised during rapid development, independent inspections are particularly important. A $600 inspection can save you from buying a property with $50,000 worth of hidden structural damage, termite issues, or illegal building work.
What should I check about apartments and body corporate before buying?
Start by asking if the body corporate allows pets, even if you don't currently have any - this affects resale value. Question the quarterly or annual body corporate fees, which typically range from $800-$2,000 annually in newer Western suburbs developments but can be much higher for complexes with pools, gyms, or lifts. Ask about planned or recently completed special levies, which fund major repairs and can cost owners $10,000 or more. Request the owners corporation report, which details financial health and maintenance plans. Ask what restrictions the body corporate places on owners regarding renovations, balcony use, or parking. Check meeting minutes for disputes between owners or ongoing legal matters. In Point Cook and Werribee apartment developments, parking rules can be particularly strict. Question the sinking fund balance - a healthy fund should have several years of fees saved for future major works. Ask when the last major repairs were completed and what's planned in the next 5-10 years.
How do I know if a property has been on the market too long and why does it matter?
Ask the agent directly: 'How long has the property been on the market?' and 'Have there been any price reductions?' In Melbourne's competitive Western suburbs market, properties typically sell within 30-60 days. A listing that has sat for three months or longer signals either overpricing or hidden issues. Properties with extended market time give you stronger negotiating power - sellers become more motivated as holding costs accumulate. Ask why previous offers were declined, which reveals the seller's expectations and flexibility. Long market time sometimes indicates problems like difficult neighbours, planned developments nearby, structural issues, or unrealistic pricing. Check online property portals to see the listing history and any price changes. If the property was listed, withdrawn, then relisted, that's another red flag. However, extended market time in winter or during economic uncertainty might simply reflect slower market conditions rather than property-specific problems. Compare the listing duration to similar properties in the same suburb to understand if it's an outlier.
The information provided is for general information purposes only and does not constitute legal, financial, or professional advice. While care has been taken to ensure accuracy, the information may not be complete, current, or applicable to your specific situation. You should always do your own research and, where appropriate, seek advice from a qualified professional before making any decisions based on this information.
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