Checking an apartment or a house before buying
A complete buyer's guide: what is checked in an apartment and in a house before buying, which documents to request from the seller, how visible defects are documented and the limits of a visual, non-invasive inspection.
Checking an apartment or a house before buying means documenting the visible condition of the property at the time of the visit: finishes, joinery, walls, ceilings, floors, accessible installations, signs of moisture and, for houses, the external envelope and accessible technical areas. The purpose is to reduce unknowns before you sign, not to guarantee a future condition.
A property inspection clearly separates three things: what can be observed now, what can be measured on site and what remains unclear and needs further investigation. The same stain on a wall can have very different causes, so a correct inspection states what a finding may indicate, not what certainly happened.
This guide covers both apartments and houses, plus the property documents worth requesting from the seller and the questions buyers ask most often. It is informational: the BuildScan report confirms the actual condition of your property.
Why a technical check matters before buying
The price of a home is negotiated on the basis of what is known. A technical check turns viewing impressions into findings documented with photographs, located in the property and, where the service includes measurements, supported by measured values. The buyer enters the price discussion with evidence rather than assumptions.
- you see which works are likely needed soon and which can wait
- you document the condition of the property on a certain date, before signing
- you identify areas worth investigating by an authorized specialist
- you avoid budget surprises appearing after moving in
When the check is carried out
- before signing the preliminary agreement, while there is still room to negotiate
- before the sale contract, if the preliminary agreement allows checks
- at handover of a new apartment from the developer, to document visible workmanship defects
- after a recent renovation, when fresh finishes may cover work of uncertain quality
- before applying for financing, when you want a clear picture of upcoming costs
Ideally the check is carried out with the property as empty as possible and with utilities working: furniture, rugs and stored items cover surfaces that would otherwise remain undocumented.
What we check in an apartment
Items covered in an apartment
- walls and ceilings: visible cracks, stains, flaking, traces of repairs
- floors: perceived flatness, joints, detached or hollow-sounding areas
- joinery: closing, seals, hardware, visible condensation, perimeter sealing
- bathrooms and kitchen: sanitary ware, sealing, visible leaks, ventilation, traces of moisture
- visible electrical installation: distribution board, protection devices present, sockets and switches
- visible heating installation: radiators, valves, traces of leaks, boiler where present
- balcony, terrace, storage room and technical spaces, as far as access allows
- visible common parts: staircase, accessible basement, facade next to the apartment
What we check in a house
For a house, the check additionally covers the external envelope and the property's own technical areas: roof, gutters and downpipes, plinth, the ground around the building and, where accessible, the attic and the basement.
Additional items for a house
- roof and covering, as far as visible from the ground or through a visual check at height with a 360 camera (telescopic extension up to 3 m)
- gutters, downpipes and rainwater discharge
- facades, plinth and the contact area with the ground
- accessible attic and basement: traces of infiltration, condensation, visible timber structure
- fences, paths, platforms and water run-off around the building
- heat source, visible chimney and accessible technical spaces
Drone flights are carried out only where weather, access, safety and applicable rules allow. If this is not possible, we record the limitation in the report and agree the next step with the client.
Moisture, infiltration and thermal imaging
Moisture is the topic buyers ask about most. We take indicative moisture measurements and record indications of infiltration, together with air temperature and humidity at the time of the visit. Where the service includes thermal imaging, thermal images help locate temperature differences across surfaces.
The interpretation stays cautious: a thermal anomaly or a high moisture reading indicates an area worth investigating, not a confirmed cause. The actual source is often established through further, sometimes invasive checks.
Visible defects and how they are classified
Every finding is photographed, located in the property, described factually and classified by severity, so that you can separate what is urgent from what is maintenance or cosmetic.
- findings that require checking or intervention within a short time
- findings that affect use or comfort and can be planned
- finishing and maintenance findings with limited impact
- inaccessible or inconclusive areas, recorded as such
Property documents worth requesting
A technical check does not replace legal due diligence, but the two complement each other. Before signing, ask the seller for the property documents and review them with a notary or a legal adviser.
- an up-to-date land register extract and the cadastral documentation
- the building permit and the completion acceptance report for new or extended buildings
- the energy performance certificate
- documents for the gas and electrical installations, where they exist
- documents on works carried out: contracts, warranties, photographs taken during the works
- the status of payments to the owners' association, for apartments
What you receive from BuildScan
Standard deliverables
- a PDF technical report with photographs, the location of findings and severity classification
- recommendations proportionate to what was found
- explicit recording of inaccessible areas and of the limits of the check
- optional modules included in the contracted service: thermal imaging, 360° virtual tour, indicative 2D survey, drone
- digital delivery: PDF and web link, within the deadline communicated when the order is confirmed
What a visual inspection cannot confirm
BuildScan inspections are visual, non-invasive and non-destructive: we check what is visible and accessible at the time of the visit, without dismantling or breaking into finishes.
- it does not confirm the condition of elements hidden in walls, slabs or behind finishes
- it is not a structural expert assessment and does not evaluate the building's resistance
- it is not an authorized check of gas or electrical installations
- it does not replace legal due diligence on the property
- it does not guarantee the future behaviour of the property or its installations
How a BuildScan inspection works
- we discuss your concrete situation and establish what can be checked at your property
- we confirm the order, the service, the included modules and the delivery deadline
- we collect all data in a single site visit
- we process findings, photographs and measurements into the technical report
- we deliver the report digitally and discuss the conclusions if you have questions
Frequently asked questions from buyers
How long does checking an apartment or a house before buying take?
The site visit generally takes between two and four hours, depending on the floor area, the type of property and the modules included. All data is collected in a single visit and the report is delivered digitally within the deadline communicated when the order is confirmed.
Do I need to be present during the inspection?
It is not mandatory, but it helps. If you are there, we can show you the important findings on the spot. If you cannot attend, the report contains photographs and descriptions detailed enough to understand the situation.
Does the check tell me whether the asking price is fair?
It is not a market valuation. The report shows the visible technical condition and the works likely needed, information you can use in negotiation alongside a property valuation if you need one.
Can new apartments handed over by a developer be checked?
Yes. For new properties we document visible workmanship and finishing defects in a report you can send to the developer at the private handover of the home.
Do you work outside Sibiu?
Yes. We work in Sibiu and the surrounding area, as well as in Bucharest, Iasi and other locations, subject to availability. Travel costs are communicated with the offer.