Learn to trust all five of your senses before buying a property

Due diligence is a phrase you’ll hear a lot if you’re getting ready to buy a property. Friends, family and agents have likely stressed how important it is to do your due diligence, but what does that actually mean?

In many cases, it’s the kind of investigative work a professional will handle for you (think: building and pest inspections, assessing the local market and reviewing contracts). But, your due diligence as a buyer starts the second you begin your property search and requires you to employ all five of your senses; sight, smell, sound, touch and taste. 

Sight

Sight will always be the starting point when searching for a property, but it’s important to remember that first impressions aren’t the only thing that counts. Swiping through online listings isn’t that different to swiping left and right through dating apps. Just like Tinder or Bumble, sellers dress up their property and put its ‘good side’ on display to grab attention, get buyers through the door, and in many cases, cover up some of the qualities that aren’t so desirable. Property styling has become a lucrative industry because it really does work.

On the flip side, you shouldn’t ignore a property that hasn’t been expertly styled or cleverly photographed. I’ve had to fight to get clients to come and see a property with me that they’d said no to after seeing the online listing and ended up loving in real life. 

At the end of the day, it’s what’s inside that counts. Look past the styling to see the bones of the house: the floor plan and the natural light once all of the lights have been turned off. 

Smell

Be careful not to get caught off guard by the refreshing citrus candle burning in the hallway or the scent of freshly baked cookies wafting from the kitchen. The smell can cover up a lot of severe issues with a property.

Damp or musty smells suggest the presence of mould or mildew, putting the integrity of the house and your health at risk. Be wary of anything unpleasant from the toilet as poor pipes or sewage issues can be identified in a whiff. And, don’t ignore the stench of stale cigarettes. You may think the current owners taking away all of their furniture will solve the problem; however, cigarette smoke can live in carpet and wallpaper for a long time. Of course, these things don’t have to be deal breakers and in most cases just need a smart action plan to rectify. 

Sound

It’s easy to get caught up in the buzz of an open home and ignore one of the most crucial aspects of peaceful living; sound. Arrange a private inspection and take your time to listen out for things like traffic, people walking by out front, the neighbours upstairs or nearby services like buses and noise from train tracks or flight paths.

It’s essential to spend some added time nearby the property if it’s close to commercial areas and consider the potential for noise disturbance. Does the local kebab shop get overrun with noisy patrons at 2am? Will the rumble of the dry cleaners disrupt your peaceful Sunday morning sleep-in? It pays to spend as much time as you can in the area to get a sense of what life will be like before committing. 

Touch

If you know what to look for, touch can tell you a lot about a property. First up, knocking on the plaster and listening for the sound is an excellent indicator of its quality. A hollow drummy sound suggests the plaster has come away from the bricks may be indicating damp and an expensive reno bill to replace it. 

Soft wood pliable to your touch can signify termite or bore damage, and you should also get a feel for the floor. If it feels springy or has a lot of movement, the piers of the house may be too small, or the joists could be decaying. Issues with the structure of a home are costly and time-consuming to repair, so take your time to get a feel for the house, literally. 

Taste

Employing your sense of taste is less obvious, and I don’t for one second suggest you should start licking the walls! However, an equally important part of your due diligence comes from getting a taste for the local area. When you purchase a property, you’re not just buying the physical building, you’re buying into the local community. Visit the local coffee shop, check out the dinner specials at nearby restaurants and pay attention to the people and the lifestyles of your potential neighbours. They’ll be who you’re chatting to in the line at the Post Office.

Of course, all of this is not a substitute for getting a property qualified by professionals. Having a team of solicitors, conveyancers, and a Buyer’s Agent on your side sets you up for success. However, you are a vital part of the team, so learning to tap into all of your senses will help you nail your property search and secure your dream listing.