The 7 key questions on a first viewing

The first viewing is for ruling out, not for falling in love. 20 minutes well spent saves you months of problems. These are the 7 questions we always ask.

1. Are there pending or approved special levies?

A lift, roof or façade can mean €3,000-15,000 paid by the new owner if they're not yet settled. Always ask in writing via certificate from the administration.

2. How old are the installations?

• Electrical: if pre-1973, likely renewal (€1,500-3,000).
• Lead or iron plumbing: obsolete, replace within 5 years (€3,000-6,000).
• Boiler: useful life 15-20 years. If older, set aside €2,500.

3. How much was paid for electricity, gas and water last year?

Real bills tell you much more than orientation: a "south-facing bright" flat with a €200/month bill in winter means poor insulation.

4. What's the exact orientation?

Don't trust the listing alone. Open Google Maps, enable the compass and check yourself. Flats labelled "south" that are actually southeast without direct winter light are very common.

5. Are there commercial activities in the building?

Bars or restaurants on the ground floor = noise until 1 AM, smells, vibrations. An office-type commercial space causes no problems; a workshop or bakery does.

6. Why is it being sold?

The answer tells you the room for negotiation:

• "Inheritance" → usually rush to sell.
• "Job change" → moderate rush.
• "Trading up" → little rush, less margin.
• "Listed for 2 years" → something doesn't add up: investigate.

7. What liens are on the registry note?

Request it from the Registry (€9.02) before signing any reservation. Look for:

• Live mortgages (must be cancelled before deed).
• Tax or judicial embargoes.
• Urban planning encumbrances.
• Unusual easements.