Residential -
Beyond the open home: savvy house hunter secrets
For years buying a home has just been about finding the right location and the right price. But according to a new Bayleys survey savvy house hunters are digging deeper, looking beyond the glossy photos and open-home charm to uncover the subtler details that really matter.
Samantha Lee, Analyst within Bayleys’ Insights, Data & Consulting team says right now affordability, location and due diligence is just the start.
“Once you get through the functional and pricing side of things then it's down to some key due diligence and details.”
So, what’s the best process to follow to make sure you get the best property for you and your family?
THE FIRST STEPS
Lee says every buyer starts with the fundamentals. That means finding a property in the right location, with the right number of bedrooms and bathrooms, and at a price that fits comfortably within their budget.
“It also needs to fit your lifestyle and priorities, everything from the look and feel of the home, to school zones for families, pet-friendliness, and, at the super-prime end, amenities like tennis courts or a wine cellar.”
DOING YOUR DUE DILIGENCE
Once you get through the functional and pricing side of things, Lee says then it’s time for some due diligence.
“This means bringing in the experts. In most cases buyers will get a lawyer and a building inspector to pick up any defects.”
“Lawyers will review the property’s title and sale documentation, and typically also the LIM report. This step helps identify legal or environmental issues such as flood risks, encroachments, or restrictive covenants that might affect the property’s use.”
Lee says a builder's report will help to lift the lid on any elements that may need repairing and will give you assurances that the property you’re about to purchase is physically sound and made to last.
WHAT SHOULD YOU LOOK FOR NEXT
Once you’ve assessed the big picture details Lee says the next place you should turn your attention to is the overall finish of the property.
“That’s about making sure that it’s what you're expecting if it's been refurbished and is it to the quality that you want.”
She says then it’s about pinpointing the elements that may have been missed during an inspection.
“One thing I don't necessarily think some lawyers take a detailed look at is exactly where the fence is relative to the title, and that’s something in combination with a cross-lease type issue that a buyer should focus on.”
“Something else to think about is the property’s use. Because if you're going to be renting it out, in addition to whatever requirements you might have, you also need it to be Healthy Home compliant too.”
Currently there are five key categories for compliance including heating, insulation, ventilation, moisture ingress, drainage and draught stopping.”
“So, it pays to ask questions around that, as it could save you on costs down the track.”
WHAT DO THE EXPERTS LOOK FOR?
Results from the 1200 agents in Bayleys’ nationwide survey revealed three broad areas that separate a good home from a great one. They include condition and compliance, comfort and liveability, and environment and surroundings.
“When it comes to condition and compliance agents say the cladding condition, signs of water damage, and any history of flooding or earthquake repairs (particularly in Christchurch) are top of mind.”
“They also flag unauthorised building work as a common issue, such as garage or rumpus conversions, or alterations not shown on cross-lease flat plans. These can cause problems with insurance, resale, or even legal compliance.”
Next comes comfort and liveability. These are the features that make a home enjoyable day to day.
“Simple things like strong water pressure and reliable fibre internet can make a surprising difference to how a property feels.”
Lee says agents also highlighted solar orientation as a key factor, influencing natural light, warmth, outdoor entertaining, and even gardening.
Maintenance history tells another part of the story.
“That includes things like when the heat pump was last serviced, the chimney cleaned, or the hot-water cylinder replaced, all clues to how well the home has been cared for.”
“Double glazing is another marker of quality, boosting comfort and energy efficiency in both warm and cold months.”
Finally, there’s the environment and surroundings. These are the factors outside the home that can have just as much impact on future satisfaction.
Neighbouring properties are one example; because while you can change your own home, you can’t control what happens next door. Some issues may be immediately obvious from the street, while others might require asking the agent or checking council information to understand any planned developments nearby.
“That could include asking if the agent is aware of anything happening on neighbouring properties, or whether any sensitive events have occurred on site.”
“Another key thing to watch out for is odd smells.”
HOW DO YOU BALANCE EMOTION WITH PRACTICALITY?
When you fall in love with a home, it’s easy to see its imperfections through rose tinted glasses, but Lee says it’s important to remain impartial.
“The first couple of viewings should be about making sure it feels right, but at some point, you have to put on a more rational, scientific hat, and properly check it out.”
“This is the main benefit of bringing in advisors like a lawyer and building inspector because they can provide a more objective view on what the issues are.”
At the end of the day, buying a home isn’t just about securing an address, it’s about finding the right fit for your lifestyle, finances, and future.
With more homes on the market and less competition, buyers have the chance to take their time, ask more questions, and really get to know a property before making an offer. Because in property, knowledge isn’t just power, it’s peace of mind.
15 POINT BUYER CHECKLIST:
- Check the location, layout and price fit your needs and budget
- Make sure the home suits your lifestyle and what you value most
- Be sure you genuinely like the look and feel of the property
- Have a lawyer review the title, LIM and sale documents
- Get a building inspection to spot any major defects
- Look at the cladding, flood risk, water damage and any earthquake repairs
- Confirm all building work is consented and shown correctly on the plans
- Test the water pressure in showers, taps and toilets
- Check fibre or fast internet is available
- Note the home’s solar orientation for warmth, light and outdoor living
- Ask when the heat pump, chimney and hot-water cylinder were last serviced
- See if the windows are single or double glazed
- Take a good look at neighbouring properties for any issues
- Ask about any planned developments nearby
- If renting it out, check the property meets Healthy Homes standards
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