Rent to Rent Property Viewing Checklist:
What to Check Before Every Deal

Structural and Physical Condition Checks

These checks determine the true condition of the property and reveal any hidden costs that need factoring into your deal analysis:

• Roof condition – from street level, look for missing or damaged tiles, sagging ridgeline, moss growth suggesting poor drainage. A roof in poor condition could mean significant capital expenditure during your contract period.
• External walls – check for cracks (hairline cracks are generally fine; horizontal or stepped cracks can indicate subsidence), damp staining, or repointing required
• Windows and frames – test every window opens and closes. Check for failed double glazing (condensation between panes), damaged frames, and operational security locks
• Doors – every external and internal door should open and close freely. Check fire doors have self-closers and close fully into the frame
• Damp indicators – dark staining on walls, musty smell, bubbling plaster or paint, especially at lower wall levels and around windows and roof junctions
• Loft access – if possible, look into the loft for signs of water ingress, damaged insulation, or structural issues

Systems and Services: The Critical Checks

Failures in these systems generate the maintenance costs that erode your monthly profit:

• Boiler and heating – turn on the heating and verify every radiator heats up. Run hot water and confirm consistent pressure and temperature. Ask when the boiler was last serviced. A boiler over 15 years old should be factored as a potential replacement cost.
• Electrics – look at the consumer unit (fuse box). Is it a modern unit with RCDs? Old fuse wire boards are a red flag. Ask to see the most recent EICR if available.
• Plumbing – run every tap and shower. Check water pressure (should be strong). Look under sinks for any evidence of leaks or previous repairs. Check the bathroom for evidence of silicone failures around baths, showers and basins.
• Ventilation – in bathrooms and kitchens, check extractor fans work and are not clogged. Poor ventilation causes damp and mould, which is both a maintenance cost and a tenant complaint.

Room-by-Room Assessment and Refurbishment Planning

For each room, assess and note:

• Bedroom dimensions – measure every bedroom. Confirm each meets the 6.51 square metre minimum. Note the dimensions for furniture planning.
• Decoration condition – walls, ceiling, skirting boards. Assess how much redecoration is needed and cost accordingly (approximately 150-300 pounds per room for professional repainting).
• Floor condition – carpets (note any staining or damage needing replacement), hard floors (scratches, damaged boards or tiles)
• Natural light – a room that is very dark even in daylight will be harder to let and will generate lower room rates. Consider this in your deal assessment.
• Kitchen – test all appliances, check cupboard condition, worktop integrity, sink and drainage. Note what needs replacing or deep cleaning.
• Bathrooms – assess grouting and sealant condition, tile condition, shower head (note any limescale), extraction, and general cleanliness standard.

After the viewing, compile your complete cost schedule: refurbishment costs per room, compliance costs (gas safety, EICR if due, fire risk assessment), furnishing costs. Add these to your total setup cost and recalculate ROI. For more detail, see gas safety certificate requirements.