The first-time buyer's guide, by builders
Buying your first home is the biggest financial decision you'll make — and it's a building decision as much as a legal or mortgage one. This guide gives you the insider knowledge most first-time buyers only get after an expensive mistake.
Review my RICS survey — £59The essential viewing checklist
Take it to every viewing. Tick things off as you go and note anything that worries you — then send us the notes.
- Check the property’s structural condition thoroughly
- Review all property surveys and reports in detail
- Verify electrical and plumbing systems are up to date
- Inspect for damp, mould and water damage
- Check the roof condition and age
- Verify heating system functionality and efficiency
- Review window and door conditions
- Check for signs of subsidence or structural movement
- Verify boundaries and property ownership
- Research the local area and neighbourhood
- Review service charges and ground rent (if leasehold)
- Check planning permissions for any extensions
Pro tip: take photos and videos during viewings (with permission). They help you remember details — and a builder can review them before you make an offer.
Before you exchange contracts
Survey results, explained
A RICS survey can feel alarming because it lists defects without priority, cost or urgency. We help you see which items are normal maintenance, which need quotes, and which should affect your offer — or stop the purchase.
Repair costs before exchange
Buyers budget for deposit, legal fees and moving — then forget immediate repairs. We talk through likely costs for damp, roofs, rewiring, plumbing, plastering, windows and insulation so there are no surprises after completion.
Renovation potential, tested
Buying for the “potential”? Extensions, loft conversions and wall removals depend on structure, access, planning and the condition of what's already there. We tell you if the potential is real before you pay for it.
A property can still be a good buy with problems — but only if you understand the scale of the work and have budget left after completion to deal with it safely. We help you avoid both extremes: panicking over normal maintenance, and ignoring serious warning signs because fresh paint and staging look reassuring.
Photos buyers sent us from viewings
repoint + reflash — not a rebuild
“Is this chimney stack safe or does it need rebuilding?”
We assessed flashing, pointing and brick condition to price repair vs rebuild before the buyer offered.
leak from above — request access
“Is this ceiling damp a leak from above or rising damp?”
Likely a waste pipe or shower tray leak from the flat above — we advised requesting access before exchange.
check building control sign-off
“Is the rear extension and loft conversion good quality?”
We reviewed brickwork, windows, downpipes and the standard of the previous extension work.
tanking + first fix — budget properly
“How much would this bathroom renovation realistically cost?”
We talked through tanking, first-fix plumbing, plastering and finishes so they could budget accurately.
Got a photo from a viewing you'd like a builder's opinion on? Send it over with your consultation.
What experienced buyers do every time
Take photos and videos to watch back later
When things are quieter, you’ll be amazed at what you spot a second time.
Check for damp around and above skirting boards
Staining, bubbling paint or a musty smell can flag moisture problems that are easy to miss.
Photograph the fuse board and boiler
A builder can often assess age, condition and likely replacement cost from clear images alone.
Understand the heating and hot water system
Ask how old the boiler is, what fuel it uses, and whether the radiators heat evenly.
Note the type and condition of the windows
Condensation between panes, rotting frames or failed seals may mean full replacement.
Watch for fresh paint covering issues
Recently painted patches near ceilings or skirting boards can hide damp or cracks.
Get external photos of all elevations
Roof lines, gutters, pointing and cracking are much easier to assess from outside.
In flats, check the common parts
The state of hallways and stairwells shows how well the block is managed.
Why a RICS survey alone isn't enough
A standard survey says
- “There's damp in the walls”
- “The roof might need attention”
- “Electrical work needed”
A builder tells you
- “Blocked airbricks are causing it — about £800 to fix”
- “The roof needs £8,000 of work, or it'll leak within two winters”
- “Full rewire — budget £5,000 and factor it into your offer”
For £59, you'll know exactly what you're buying and what it'll really cost.
Staring at a RICS survey?
A working builder turns your survey into clear priorities, likely repair-cost ranges and the questions to ask next. Book, then send the PDF by WhatsApp or email — written review + call within 24 hours.
Pay, then send it by WhatsApp or email · written review + call within 24 hours · refund if it isn’t clear