A 30-minute technical inspection of a flat

A phone with a torch and a charger (for testing sockets), a tape measure of at least 5 m, a small spirit level — not essential, but useful for checking the floor and windows. A sheet of paper and a pen for notes.

Ideally during daylight hours. In the evening, lamps mask stains on the walls and damp. If you are only shown the flat in the evening, ask for a second visit during the day; a refusal is suspicious.

First inspect the corners under the ceiling and the corners of the walls at the floor. Yellowish or brown stains are signs of leaks from above or of mould. A freshly painted corner in the middle of old refurbishment is suspicious: it may be hiding a recurring problem.

Musty, damp or chemical smells are cause for thought. Fresh paint is also a masking smell: ask for the flat to be aired and come back 15 minutes later. If the smell returns, there is something wrong with the ventilation or plumbing.

Roll a round object (a pen) on the floor. If it rolls by itself, that is a serious slope. Either poor refurbishment or a problem with the structural slab.

Open and close every window, check for draughts around the perimeter. Condensation between the panes means the sealed unit has failed and replacement is expensive. In winter a window with condensation = a cold flat and high heating bills.

A double door or a good lock is the safety standard. Ask whether the lock has been changed and who might still hold old keys. On move-in it is best to change the cylinder.

Turn on cold and hot water simultaneously in the kitchen and bathroom. If the pressure falls sharply, there is a pipe problem. Flush the toilet while watching the basin: the water should drain quickly and without gurgling.

Plug a phone charger into 3–5 sockets in different rooms. If the indicator light flickers or the charger gets hot, the wiring is old. Not a blocking problem, but a reason to ask for a price reduction or replacement.

Look into the distribution board on the landing. Modern circuit breakers are fine. Old fuses or twisted wire splices are serious: under load such a flat readily becomes a fire hazard.

Measure 1–2 rooms with the tape measure and compare with the stated area. If the actual area is 5 m² less, ask why and do not buy/rent at the same price. The difference often comes from a balcony or an unauthorised alteration.