House Inspection Checklist: Questions to Ask at Open Homes

What are the 10 questions to ask at an open home?
What should you do before an open home?
What should you ask about the property’s history and condition?
What legal and ownership questions should you ask?
What should you ask about the sale process?
What should you ask about the neighbourhood?
What should you look for at an open home?
What should you do 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. It comes from Hidden Gems Property Scouts, a licensed buyers agent for Melbourne’s western suburbs.

What are the 10 questions to ask at an open home?

Ask the agent these ten questions at every open home. Each one is explained in the sections below.

Have there been any renovations or extensions, and were council approvals obtained?
Are there any known structural, roof, damp or termite problems?
Why is the owner selling?
How long has the property been on the market?
Have there been any price reductions or declined offers?
Are there any easements or covenants on the title?
Have there been any insurance claims on the property?
For units and townhouses: what are the owners corporation fees, and are any special levies planned?
Can my offer be subject to finance and a building and pest inspection?
Can I have a copy of the Section 32 vendor statement before I make an offer?

What should you do before an 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

What should you ask 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?”

What legal and ownership questions should you ask?

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.

What should you ask 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 be overpriced, or have a problem other buyers have already spotted. Either way, a long listing gives you more room to negotiate.

Offers and conditions

Ask “Has the vendor received any offers, and why were they declined?” The answer tells you what the seller expects. Then ask “Can my offer be subject to finance and to a building and pest inspection?” In a private sale you can ask for both conditions. At auction you buy unconditionally and there is no cooling-off period, so finish your checks before auction day. Ask for the Section 32 vendor statement as well, and have your conveyancer read it before you offer.

What should you ask about the neighbourhood?

Ask about anything that changes how the street feels to live in, then check the answers yourself.

Start with “Is anything planned for the neighbouring blocks or nearby land?” A new development, road or rezoning can change traffic, light and noise. The council’s planning register and the free VicPlan property report show zoning, overlays and current applications.

Ask “Which school zone is this address in?” Government school zones follow set boundaries, and the Victorian Government’s Find my School website shows the zone for any address.

Ask about noise and industry. In parts of Melbourne’s west, flight paths, freight rail and industrial neighbours affect some streets and not others. Our suburb guides note these street-level differences for each of the 67 suburbs we cover.

Then visit again at a different time. A street that is quiet at a Saturday open home can look very different in weekday peak hour or late on a Friday night.

What should you look for at an open home?

Look for signs of movement, water and poor maintenance. An open home gives you 15 to 20 minutes, so work through the same list each time.

Check the cracks. Hairline cracks along plaster joints are common. Diagonal cracks running from the corners of doors and windows, or cracks wider at the top than the bottom, point to movement.
Open the doors and windows. Sticking doors, binding windows and sloping or bouncy floors can also indicate movement, which matters on the reactive clay soils found across the western growth suburbs.
Look up for water. Check ceilings and the tops of walls for stains, and wet areas for mould or a musty smell. Fresh paint on one patch of ceiling deserves a question.
Step back to the street. Look for a sagging roof line, rusted gutters and downpipes that discharge beside the house.
Walk the outside. Check that the ground slopes away from the house, and look at retaining walls and fences for leaning.
Turn on a tap to check the water pressure, and ask how old the hot water unit and heating are.

Take photos and notes as you go. None of this replaces a professional inspection. It tells you whether the property is worth paying for one.

What should you do after the open home?

Do five things within a day or two, while the details are fresh.

Write up your notes and compare the property against others you have seen.
Ask the agent for the Section 32 and contract, and send them to your conveyancer.
Check recent comparable sales in the suburb to set your own view of value.
Book an independent building and pest inspection, or make your offer subject to one. Our guide to buying costs in Victoria covers what inspections cost.
Confirm your finance and decide your limit before you negotiate or bid.

If the home is being sold quietly, the same steps apply. See our guide to off-market property in Melbourne.

Get expert help with your property search

Hidden Gems Property Scouts inspects, assesses and negotiates for buyers across 67 suburbs in Melbourne’s west. Trish Moore is a licensed estate agent (VIC 087665L) and a Fellow Chartered Accountant. If you would like an experienced second opinion before you make an offer, see how we help or book a free consultation.

Frequently Asked Questions

What are the most important questions to ask at an open home inspection?

Ask about three things: condition, legal matters and seller motivation. Have there been renovations, and were council approvals obtained? Are there known structural, termite, roof or foundation problems? Why is the owner selling, how long has the property been listed, and has the price dropped? Then ask if your offer can be subject to building and pest inspections.

How can I spot reactive clay soil problems during an open home inspection?

Reactive clay soils, common in western growth suburbs such as Point Cook, Tarneit, Truganina and Melton, swell when wet and shrink when dry. Look for diagonal cracks from the corners of doors and windows, doors and windows that stick, uneven floors, and cracks wider at the top than the bottom. Ask a building inspector to assess any movement.

Should I get my own building inspection if the seller has already provided one?

Yes. A vendor's report is commissioned by the seller, and your own inspector works for you. An independent building and pest inspection typically costs $400 to $800 and takes two to three hours. Make your offer subject to a satisfactory report so you can renegotiate or withdraw if it finds major defects.

What should I check about apartments and body corporate before buying?

Ask for the owners corporation fees, any special levies planned or recently raised, the rules on pets and renovations, and the owners corporation certificate, which shows the financial position and maintenance plans. Special levies fund major repairs and can cost each owner thousands of dollars.

How do I know if a property has been on the market too long and why does it matter?

Ask the agent how long the property has been listed and whether the price has been reduced. A home that has sat for three months or more is usually overpriced or has a problem buyers have spotted. A long listing also gives you more room to negotiate, because the seller's holding costs keep rising.

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.