Walking through your first open home is an exciting step in your journey to buying a property. You’re finally off the internet and into real spaces where you can imagine your future. But as a first-home buyer, it’s easy to get swept up in the excitement and forget to look beyond the surface.
At Luminate Financial Group, we work with first-time buyers every day and one of the most common mistakes we see is people falling in love with a property without knowing what to check. Open homes often last less than 30 minutes and agents are trained to highlight the positives, not the problems.
This guide gives you a practical, New Zealand-specific checklist to follow at every open home. It’s designed to help you stay focused, assess the right things, and avoid costly surprises later on.
Be Prepared Before You Arrive
Before attending any open home, make sure you know your budget and lending position. Being pre-approved gives you confidence to act quickly if the right property comes up and helps you avoid wasting time on places that aren’t within reach.
It’s also helpful to research the area before you go. Look into recent sale prices, zoning changes, school zones, and commute times. The more informed you are, the more targeted your questions will be once you’re inside.
What to Bring
Keep it simple. You don’t need to arrive with clipboards and spreadsheets, but having a few essentials makes a big difference:
- Your phone or a small notepad
- A checklist of what to look for
- A tape measure if you’re serious about a space
- Photos of your furniture or key room measurements (for fit)
Many first-home buyers also find it helpful to bring a trusted friend or family member. A second set of eyes often spots things you may miss.
Outside the Property
Before you even step through the front door, take a few moments to assess the exterior. This can give you early signs of potential issues or confirm the property is well maintained.
Look at the condition of the roof. Are there signs of rust, moss, or sagging? These can be expensive to repair. Check the cladding and paintwork for cracks or weather damage. Are the gutters clean and secure? Look for water pooling, signs of poor drainage, or issues with retaining walls or fences.
Don’t forget to look at what’s around you. Is the property close to busy roads, industrial zones, or rundown neighbouring homes? How is the street parking? These things may not be obvious from the listing but can affect both liveability and future resale.
Inside the Home
When you walk in, take a breath and let your first impression settle. Does the home feel comfortable, light, and well maintained? Are there any strong smells, dampness, or drafts?
Check the windows and doors. Do they open and close properly? Look at the ceiling for stains or cracking which may suggest leaks or structural movement. Test the light switches and look behind furniture for mould or wall damage.
Pay attention to floor coverings and walls. Are there soft spots, uneven floors, or signs of rot? Run water in the taps to check pressure and look under sinks for leaks.
Kitchens and bathrooms often hide expensive problems. Look at the age and condition of appliances, cabinetry, and plumbing. If anything has been freshly painted, ask why.
If the house feels humid or damp, ask if there’s insulation, ventilation systems, or double glazing. Many New Zealand homes, especially older ones, struggle with moisture control.
Layout and Liveability
Beyond condition, ask yourself whether the layout suits your needs. Is the kitchen functional? Are the bedrooms in the right location for privacy? Is there space to grow into, or will you outgrow it quickly?
Think about storage. Where would you keep your vacuum, linen, sports gear, or tools? Is the laundry in a practical location?
Step outside and consider outdoor space. Is it usable? Private? Sunny? Are there any large trees that could affect foundations or require maintenance?
You’re not just buying four walls. You’re buying a way of living.
Ask the Right Questions
Once you’ve walked through the property, take a moment to ask the agent for more information. Some useful questions include:
- How long has the property been on the market?
- Has the price been reduced?
- Are there any reports available (LIM, builder’s report, meth test)?
- Are there any unconsented works or title complications?
- Have there been any recent renovations or repairs?
Write down their answers or follow up via email so you have a record.
After the Open Home
As soon as you leave, write down your immediate thoughts. Do this before visiting another property. Ask yourself:
- What did I like?
- What were the red flags?
- Would I consider making an offer?
- What further checks would I need?
Take photos if allowed so you can compare later. You might see ten homes in one weekend, so don’t rely on memory alone.
It’s also wise to send the address and listing link to your mortgage adviser. At Luminate, we review listings for our clients and help identify whether a property is likely to be acceptable to the bank before they make an offer.
Final Thoughts
Open homes are your opportunity to look beyond the glossy photos and ask the questions that matter. With a focused checklist and a clear head, you’ll be in a much stronger position to spot both value and potential problems.
Remember, the agent is there to sell the property. You’re there to protect your future. Don’t rush, don’t assume, and don’t be afraid to ask.
Ready to turn open home weekends into real opportunities?
Book a free First-Home Planning Session with Luminate.
We’ll help you get pre-approved, build your checklist, and support you every step of the way — from first inspection to final settlement.
Visit www.luminate.co.nz | Email hello@luminate.co.nz | Call 0800 333 400
