The Ultimate London Property Viewing Checklist: What to Look For (and What to Avoid)

Finding the right rental property in London is challenging enough—competitive market, high prices, and properties that disappear within days. The last thing you want is to rush into a tenancy only to discover hidden problems after you've moved in.

Whether you're viewing your first London rental or your fifth, having a systematic approach to property viewings can save you from expensive mistakes and help you spot the genuine gems. This practical checklist covers everything you need to assess during a viewing, from deal-breakers to nice-to-haves.

Before the Viewing: Essential Preparation

Research the Property Online

Check Multiple Platforms: Look at the listing on Rightmove, Zoopla, and the letting agent's website. Different photos sometimes reveal details others hide.

Google Maps Street View: Tour the street virtually before visiting. Check:

• Condition of neighboring properties
• Proximity to main roads (noise?)
• Parking availability
• Distance from station (agents often exaggerate "5-minute walk")

Check Crime Statistics: Visit police.uk and search the postcode. Compare crime rates to other areas you're considering.

Council Tax Band: Look up the property on gov.uk/council-tax-bands. This affects your monthly costs significantly—a Band D property costs £30-50/month more than Band C.

Prepare Your Questions

Write down questions before the viewing so you don't forget in the moment:

• When is the property available?
• How long has it been listed?
• Why is the previous tenant leaving?
• What's included (furniture, white goods, bills)?
• Are any improvements planned?
• What's the landlord like regarding maintenance?

Bring Essential Items

• Phone with camera (fully charged—you'll take many photos)
• Notepad and pen for notes
• Measuring tape if you have large furniture
• Friend or family member for a second opinion
• This checklist on your phone

The Viewing: Step-by-Step Inspection

Outside the Property (5 minutes)

First Impressions Matter:

✅ Building exterior condition: Cracked walls? Damaged roof? Peeling paint? These suggest maintenance issues inside too.

✅ Entrance area: Is it clean and well-maintained? Broken intercoms or damaged doors indicate poor building management.

✅ Bike storage: If you cycle, where can you securely store your bike? Ground floor flat with no storage = carrying bike upstairs daily.

✅ Bins area: Overflowing bins suggest inadequate facilities or poor management. This becomes YOUR problem on collection day.

✅ Parking: If you drive, where do you park? Is there a residents' permit scheme? What's the annual cost?

Red Flags:

• Significant structural cracks in exterior walls
• Evidence of damp (green/black patches low on walls)
• Damaged or missing roof tiles
• Broken windows not repaired
• Neglected communal areas

Entry and Hallway (2 minutes)

✅ Security: Front door lock quality, intercom system working, well-lit entrance

✅ Hallway condition: Fresh paint and good condition suggest well-maintained property

✅ Smell test: Musty odors often indicate damp or mould issues. Trust your nose—it's hard to hide these problems.

✅ Post situation: Where does mail go? Secure mailboxes or piles of unsorted post in the hallway?

Living Room/Main Space (5 minutes)

✅ Natural light: How bright is it during the day? North-facing rooms can be dark and cold.

✅ Size: Does your furniture fit? Measure if you have large sofas or tables. London living rooms are often smaller than you expect.

✅ Windows: Open and close them. Do they seal properly? Single-glazed = high heating bills and noise.

✅ Heating: Check radiators exist and work. Turn them on if possible. Cold radiators = potential problems.

✅ Phone signal: Check your mobile signal strength. Some basement flats have terrible reception.

✅ Internet: Ask about broadband speed. Some buildings have limited provider options or slow connections.

✅ Power outlets: Enough sockets for your devices? Or will you live with extension leads everywhere?

✅ Storage: Adequate space for your belongings? London properties often lack storage.

Damp and Mould Checks (Critical):

• Look behind furniture and curtains
• Check corners of ceilings
• Inspect around windows
• Look at walls behind radiators
• Check for watermarks or discoloration

Red Flags:

• Black mould anywhere (health hazard)
• Damp smell that won't go away
• Windows that don't close properly
• Cracked or damaged walls
• Very cold despite heating being on

Kitchen (5 minutes)

The kitchen reveals how well the property is maintained.

✅ Appliances included: What's provided? Fridge? Oven? Washing machine? Dishwasher? Get this in writing.

✅ Appliance condition: Open the oven—is it clean? Does the fridge actually cool? Do hob burners work?

✅ Water pressure: Turn on taps (hot and cold). Weak pressure = disappointing showers.

✅ Storage space: Enough cupboards for your groceries and cookware?

✅ Worktop space: Can you actually cook, or is every surface already occupied?

✅ Ventilation: Extractor fan or window? Lack of ventilation causes mould.

✅ Boiler location: Usually in kitchen. Note its age and condition. Old boilers (15+ years) break down frequently.

Test Everything:

• Turn on all hob burners
• Check oven heats up
• Run hot and cold water
• Open all cupboards (pest problems?)
• Check under sink for leaks

Red Flags:

• Very old appliances (frequent breakdowns ahead)
• Evidence of pests (droppings, dead insects)
• Water damage under sink
• Persistent damp smell
• Broken extractor fan
• Insufficient lighting

Bedroom(s) (5 minutes each)

✅ Size: Will your bed fit? Measure if bringing own furniture.

✅ Wardrobe/storage: Adequate hanging and shelf space? London bedrooms often lack built-in storage.

✅ Windows: Can you open them for fresh air? Blackout curtains or will streetlights keep you awake?

✅ Noise: Is it on a main road? Near a pub or restaurant? Noise at night ruins sleep.

✅ Heating: Radiator present and working?

✅ Phone charging: Outlets near bed? Sounds trivial until you realize there aren't any.

For Flat Shares:

• Which bedroom is "yours" if multiple rooms?
• Are all rooms equal or is one significantly better/worse?
• Privacy between rooms—can you hear everything through walls?

Red Flags:

• Damp or mould (common in bedrooms)
• Very small (under 70 sq ft = illegal bedroom)
• No windows or natural light
• Located next to noisy areas (bins, main road)
• No radiator or heating

Bathroom (5 minutes)

✅ Shower/bath: Turn it on. What's the water pressure like? Hot water available?

✅ Toilet: Flush it. Does it work properly? Any leaks?

✅ Ventilation: Extractor fan or window? Bathrooms without ventilation get mouldy fast.

✅ Storage: Space for toiletries? Medicine cabinet?

✅ Cleanliness: Current state indicates how well property is maintained.

✅ Drainage: Turn on all taps and shower simultaneously. Does water drain quickly or pool?

Common Issues to Check:

• Mould on ceiling or in corners (ventilation problem)
• Cracked tiles or grouting (water damage risk)
• Stains that won't come out (old property issues)
• Broken or loose fixtures
• Inadequate lighting

Red Flags:

• Black mould anywhere
• Poor water pressure
• No hot water or takes ages to warm up
• Toilet doesn't flush properly
• Leaks visible under sink or around toilet
• Broken extractor fan

Additional Checks Throughout Property

Mobile Signal and WiFi: Walk through every room checking phone signal. Some flats have dead zones. Ask about:

• Current broadband provider and speed
• Can you choose your own provider?
• Where does router need to be located?

Water Pressure Test: Turn on multiple taps and flush toilet simultaneously. Pressure drops significantly = problem.

Heating System:

• What type? (Gas central heating most common)
• Boiler age? (10+ years = potential issues)
• Thermostatic radiator valves? (control temperature per room)
• Timer controls accessible?

Windows and Natural Light:

• Which direction does property face? (North = less light)
• Are windows double-glazed? (Single = cold and noisy)
• Do windows lock securely?
• Adequate natural light throughout the day?

Questions to Ask the Agent/Landlord

About the Property

Essential Questions:

1. What's included in the rent? (furniture, bills, appliances)
2. When was the boiler last serviced? (legal requirement annually)
3. When was the property last decorated/maintained?
4. What's the EPC rating? (minimum E required, C is better)
5. Are there any planned improvements or works?

Practical Questions:

1. Where do bins go on collection day?
2. Is there secure bike storage?
3. Can I have pets? (new right to request in 2026)
4. Can I make small modifications? (picture hooks, shelf mounting)
5. How does post/deliveries work?

About Costs

1. What's the council tax band? (check independently afterward)
2. Average utility bills for this property?
3. Any service charges? (common in flats)
4. Internet/TV license included or separate?
5. Parking costs if applicable?

About the Landlord and Management

1. Who handles maintenance issues? Landlord or agent?
2. What's the typical response time for repairs?
3. Who do I contact in emergencies?
4. Will the landlord need to access property for inspections? How often?
5. Is the landlord a private individual or company?

About Previous Tenants

1. How long did previous tenant stay?
2. Why are they leaving?
3. Any issues with the property they experienced?
4. How long has property been on market?

(If it's been available for weeks in London's tight market, there's usually a reason)

Red Flags: When to Walk Away

Immediate Deal-Breakers

Safety Issues:

• No working smoke alarms (legal requirement)
• No carbon monoxide alarm near boiler (legal requirement)
• Electrical issues (sparking outlets, exposed wiring)
• Gas smell anywhere
• Major structural problems

Health Hazards:

• Extensive black mould
• Persistent damp throughout property
• Pest infestation evidence
• Very poor ventilation
• Dangerous water heating systems

Legal Issues:

• No EPC certificate provided
• Landlord reluctant to provide gas safety certificate
• Deposit protection not mentioned
• Landlord asking for "cash only" payments
• Property doesn't meet minimum room size requirements

Warning Signs (Investigate Further)

Property Condition:

• Multiple maintenance issues unfixed
• Very outdated fixtures (likely no upgrades in decades)
• Evidence of quick, cheap fixes (covers up problems)
• Landlord dismissive of your concerns

Landlord/Agent Behavior:

• Pressure to sign immediately without references
• Reluctant to answer questions
• Vague about costs or terms
• Won't provide written information
• Unwilling to fix issues before move-in

Neighborhood Issues:

• Multiple nearby properties in poor condition
• Evidence of regular anti-social behavior
• Very high crime rates for area
• Transport links worse than advertised

Green Flags: Signs of a Good Rental

Property Quality Indicators

✅ Recent redecoration or refurbishment ✅ Modern, efficient boiler (under 5 years old) ✅ Double-glazed windows throughout ✅ Good water pressure and hot water ✅ Clean, well-maintained communal areas ✅ EPC rating C or better ✅ Adequate storage throughout ✅ Modern kitchen appliances in good condition ✅ Quality fixtures and fittings ✅ Professional presentation

Positive Landlord Signals

✅ Agent/landlord answers questions fully and honestly ✅ Willing to fix minor issues before move-in ✅ Provides all certificates without being asked ✅ No pressure to make immediate decision ✅ Reasonable about negotiation on minor terms ✅ Professional tenancy agreement provided ✅ Clear about costs and expectations ✅ Good references from previous tenants

After the Viewing: Next Steps

Immediate Actions

If You're Interested:

1. Take detailed photos/videos (with permission) of entire property
2. Email agent confirming interest and any questions
3. Request all legal documents (EPC, gas safety, electrical certificate)
4. Check comparable rents in area (Rightmove, Zoopla)
5. Sleep on the decision—don't commit immediately

Information to Request:

• Full tenancy agreement to review
• Inventory from previous check-out
• Contact details for current/recent tenants if possible
• Proof of landlord's permission to let (if going through agent)
• Confirmation of deposit protection scheme

Decision Framework

Score the Property (1-10 for each):

• Location and commute: ___/10
• Property condition: ___/10
• Value for money: ___/10
• Landlord/agent professionalism: ___/10
• Long-term potential: ___/10

Total Score: ___/50

• 40-50: Excellent option, worth pursuing
• 30-39: Good option with some compromises
• 20-29: Acceptable if you're desperate, has issues
• Under 20: Keep searching

Negotiation Opportunities

When You Can Negotiate:

• Property has been listed for 3+ weeks
• Minor issues need fixing
• You're offering long-term commitment
• Rental market is slow (January-February, post-September)
• You're an excellent tenant with strong references

What to Negotiate:

• Monthly rent (especially if comparable properties cheaper)
• First month's rent reduction
• Minor repairs before move-in
• Flexibility on move-in date
• Including furniture or appliances
• Pet permission
• Painting/decorating permission

Special Situations: Additional Checks

Flat Shares/HMOs

Extra Considerations:

• Meet potential flatmates if possible
• Understand bill-splitting arrangements
• Check communal space adequacy
• Clarify cleaning responsibilities
• Ensure HMO licensed if 5+ people

Basement/Ground Floor Flats

Additional Checks:

• Security (bars on windows? Strong locks?)
• Damp (very common in basements)
• Natural light (crucial for wellbeing)
• Noise from upstairs neighbors
• Flood risk (check local history)
• Outdoor space access

New Build/Luxury Developments

Don't Assume Everything is Perfect:

• Check snagging issues (new builds have teething problems)
• Confirm service charges clearly
• Understand building amenities access
• Check sound insulation between units
• Verify completion dates if not ready

Quick Reference: The Essential Viewing Checklist

Print or save this condensed version on your phone:

Outside:

• [ ] Building condition
• [ ] Security/access
• [ ] Parking/bike storage
• [ ] Bin area
• [ ] Neighborhood feel

Inside Every Room:

• [ ] Natural light
• [ ] Phone signal
• [ ] Heating works
• [ ] No damp/mould
• [ ] Windows open/close
• [ ] Adequate power outlets
• [ ] Storage space

Kitchen:

• [ ] All appliances work
• [ ] Water pressure
• [ ] Boiler condition
• [ ] Extractor fan
• [ ] No pest evidence

Bathroom:

• [ ] Shower pressure
• [ ] Hot water quickly
• [ ] Ventilation
• [ ] Toilet flushes properly
• [ ] No mould

Ask Agent:

• [ ] Why is previous tenant leaving?
• [ ] How long on market?
• [ ] Council tax band?
• [ ] What's included?
• [ ] When available?

Request:

• [ ] EPC certificate
• [ ] Gas safety certificate
• [ ] Tenancy agreement
• [ ] Inventory report

Final Thoughts: Trust Your Instincts

You'll view many properties in London before finding the right one. That's normal. Don't let competition pressure you into accepting a property that doesn't feel right.

Remember:

• You're committing to living here potentially for years
• Moving is expensive (£1,000+ in costs)
• Bad properties affect your daily quality of life
• Good landlords make life much easier

Take your time, use this checklist systematically, and don't settle for anything that gives you serious concerns. The right property is worth waiting for.

Ready to start your property search?

Browse verified London rental listings on ftrLondon, where every property includes comprehensive details and honest photography to help you make informed viewing decisions.

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Use this checklist at every viewing to ensure you never miss critical issues. Save it to your phone for easy access during property tours.