Checklist 01 of 06 — At Inspection
Most buyers walk through a property noticing how it feels. That is useful, but it is not enough. This checklist is designed to make sure you are also observing the things that matter structurally, practically and legally, before you fall in love with a place and lose your objectivity.
Work through it on your phone or print it out. Tick items as you go. The notes under each item explain why it matters specifically in the Noosa context.
The street, the neighbours and the immediate environment tell you things the inside of the house never will. Spend five minutes outside before you go in.
Poorly maintained neighbouring properties, unsecured dogs, visible rubbish or derelict structures are unlikely to improve. Spend a moment looking at what is on either side and directly opposite before you go in.
Open homes are held during quieter weekend periods. School traffic, commuter roads, nearby businesses or tourist activity may look very different on a weekday morning. Note the time and consider revisiting at a different hour.
Is parking on-title or on-street? In popular Noosa coastal suburbs, on-street parking during peak periods can be significantly constrained. Check whether the garage or driveway is functional and accessible for your vehicles.
Properties on slopes or at the base of hills can have drainage issues after heavy rain. Look for water staining, erosion channels, saturated garden areas or low points where water would pool. Particularly relevant in hinterland and elevated coastal properties.
Active DA approvals, neighbouring development sites or rezoning activity can affect the amenity and character of a street significantly. Ask the agent and check the Noosa Council DA portal for applications at nearby addresses.
You do not need to be a builder to spot the signals. These are the visible indicators that warrant closer attention and a thorough building inspection.
Water staining on ceilings indicates past or current roof leaks. Mould at wall-ceiling junctions in bathrooms and bedrooms suggests inadequate ventilation. Both are common findings in Noosa's subtropical climate and neither is cosmetic.
Sellers sometimes place furniture against walls where mould or moisture damage exists. Look behind large pieces on external walls. Discolouration, soft plaster or peeling paint are all warning signs worth noting.
Older timber-framed homes often have accessible subfloors. Soft or sagging floor areas, or visible stump deterioration, can indicate significant structural issues. Termite damage is frequently found in subfloor timbers before it becomes visible elsewhere.
Sticking doors and windows can indicate movement in the building from subsidence, framing movement or termite damage. Test every external door and a sample of windows. A door that will not latch properly is worth investigating further.
From the street or garden, look at the roofline for sagging, missing or cracked tiles, rusted corrugated iron, or poorly fitted flashings around penetrations. In Noosa's coastal climate, salt air accelerates metal roof deterioration significantly.
Timber decks and balconies in coastal subtropical environments deteriorate faster than most buyers expect. Check for soft decking boards, rusted fixings, deteriorating posts and railings that feel loose. An unsound deck is a safety and compliance issue.
In Noosa's subtropical climate, orientation and passive design determine how comfortable a home is and what it costs to run. These checks take two minutes and tell you a great deal.
North-facing living areas in Queensland are ideal. They capture winter sun and allow high summer sun to be shaded by eaves. West-facing rooms receive intense afternoon sun that is difficult to manage. Use your phone compass if needed.
Adequate fixed eaves or external shading on north windows block high summer sun while allowing winter sun in. Internal blinds stop sunlight after it has already heated the glass. Note whether shading is fixed or adjustable.
Can breezes move through the home? Noosa's prevailing breezes are predominantly from the south and southeast. A home with openable windows on both sides and minimal internal obstructions can be comfortable without air conditioning for much of the year.
Ceiling fans significantly reduce the need for air conditioning in Noosa's climate. Note whether they are present in living areas and bedrooms, and whether they look properly installed rather than retrofitted as an afterthought.
These are quick baseline checks during the inspection. More detailed verification happens in due diligence, but noting these during the open home means you are asking the right questions early.
Electric resistance, heat pump, solar or gas, the type and age of the hot water system affects running costs significantly. A unit over 10 years old may need replacement soon. Budget for it or factor it into any negotiations.
Look for panels on the roof and ask the agent for the system size in kW. A small older 2 to 3kW system has limited value compared to a modern 6.6kW or larger installation. Ask whether a battery is included and operational.
An old switchboard with ceramic fuses rather than modern circuit breakers may need upgrading. This is relevant for buyers planning to add EV charging, a pool or additional circuits. Note the location and whether it looks current or dated.
Low water pressure can indicate issues with mains supply or internal plumbing. For hinterland properties on tank water, pressure depends on pump condition and tank height. Note whether pressure seems adequate throughout the home.
Functional exhaust fans that vent to outside are important for moisture management in Noosa's subtropical climate. Turn them on and check they are working. In bathrooms without windows, a properly vented exhaust fan is essential for mould prevention.
Agents are obligated to answer honestly when asked direct questions. These are the ones worth asking at every open home, the answers should inform whether you proceed further.
Understanding whether the vendor is under time pressure, relocating, downsizing or selling a deceased estate changes the negotiating dynamic significantly. Agents may not volunteer this, so ask directly and note the response.
A property that has been listed and withdrawn, or relisted at a lower price, carries history worth understanding. Failed sales can indicate pricing issues, undisclosed problems or vendor inflexibility, all useful to know early.
In Queensland, vendors and agents have disclosure obligations. Asking this directly creates a record of the question being asked. Any defects disclosed at this stage should be noted and followed up in the building inspection.
If short-stay income is part of your purchase rationale, verify this directly. Approval is property-specific, annually renewed and tied to a Short Stay Accommodation Area designation. Verbal confirmation from an agent is not sufficient.
Sheds, granny flats, decks and extensions built without approval become the buyer's problem at settlement. Ask specifically about all structures, not just the main dwelling, and request documentation if available.