Property viewing

Property viewing - a personal inspection of a property by prospective buyers or renters to assess its structural condition, amenities, and location on-site. It is a key step in the decision-making process and should be prepared systematically.

Process and Types of Property Viewings

A property viewing can take the form of an individual viewing or a group viewing (also known as a mass viewing). For an individual viewing, the real estate agent or owner schedules a private appointment with a prospective buyer or a small group. The advantage lies in the personal atmosphere: questions can be addressed in detail, and the prospective tenant can view the rooms at their own pace. During a group viewing, several prospective tenants are guided through the property simultaneously or at short intervals. This format is primarily used for highly sought-after rental apartments but can be off-putting to prospective buyers.

The ideal time of day for a viewing is late morning or early afternoon in daylight. This is the best way to assess the natural lighting in the rooms. We recommend, if possible, also considering evening hours or a weekend to realistically gauge the background noise of the neighborhood-especially in Nuremberg districts with lively restaurants or heavy traffic.

Before the viewing, prospective buyers should thoroughly review the property listing documents and prepare a checklist. The following should be systematically inspected:

• Condition of walls, ceilings, and floors (cracks, moisture stains, mold growth)
• Windows and doors (seals, glazing, opening mechanisms, soundproofing)
• Heating system (type, age, maintenance condition, energy source)
• Electrical installation (number and location of outlets, fuse box, age of wiring)
• Water pipes and plumbing fixtures (pressure, drainage, age of pipes)
• Signs of moisture or mold growth in the basement and on exterior walls
• Condition of the basement, attic, and outbuildings
• Parking space/garage and outdoor facilities

The Second Inspection with an Expert

After a positive first impression, we strongly recommend a second inspection, ideally accompanied by a building inspector or architect. They can identify hidden defects such as faulty waterproofing, outdated electrical wiring, or structural issues that often go unnoticed by laypeople. Especially with older existing properties, this investment-typically 300 to 600 euros depending on the size of the property-can protect you from costly surprises after the purchase.

Important questions to ask the seller or real estate agent during the inspection include:

• When were the last renovations or modernizations carried out?
• Are a current energy performance certificate and utility bills from recent years available?
• Are there any known defects, environmental liabilities, or planned special assessments for condominiums?
• How is the homeowners’ association organized, and what decisions are pending?
• Why is the property being sold?
• Are there any ongoing legal proceedings related to the property?

Virtual Tour as a Pre-Screening Tool

In practice, the virtual tour via 360° walkthrough or video call has established itself as a useful pre-screening tool-especially for prospective buyers who live far away. We create professional virtual tours for many of our properties, allowing potential buyers to get a detailed picture even before the on-site appointment. This saves time for everyone involved and leads to more qualified initial viewings.

However, the virtual tour is by no means a substitute for an in-person visit before making a purchase decision. Smells, indoor climate, noise levels, and the feel of surfaces cannot be conveyed digitally-and these factors play a significant role in post-purchase satisfaction.

Practical Tip for Nuremberg and Franconia

In Nuremberg and the Franconian metropolitan region, prospective buyers encounter a diverse building stock-ranging from Wilhelminian-style sandstone buildings in the Südstadt to post-war housing developments in Langwasser and new construction projects in Erlangen or Fürth. Each architectural era has its own typical weaknesses:

• Wilhelminian era (before 1920): Rising damp in the masonry, outdated electrical wiring, lack of basement waterproofing, wooden beam ceilings with limited load-bearing capacity
• Post-war buildings (1950s-1970s): Materials containing asbestos (floor coverings, insulation), outdated copper or lead pipes, insufficient thermal insulation
• Prefabricated and modular construction (1970s-1990s): Thermal bridges, mold risks due to retrofitted waterproofing measures
• New construction and renovations from 2000 onward: Quality defects in finishing work, technical defects in complex building services installations

We advise prospective buyers in the region to consult a local expert who is familiar with regional construction methods and can estimate realistic renovation costs.

Frequently Asked Questions

How many viewings should I schedule before making a purchase?

We recommend at least two viewings: an initial visit to get a general impression and a second viewing with an expert for a technical inspection. For more complex properties or those requiring extensive renovation, a third visit may be advisable, for example, to obtain quotes from contractors on-site.

Am I allowed to take photos or videos during a viewing?

Generally, photography for personal use is permitted, provided the owner or real estate agent agrees. We recommend asking briefly before the viewing begins. Photos are extremely helpful for comparing different properties later and discussing details with the expert without having to travel there again. However, publishing images without permission is not allowed.

What is the difference between an in-person property viewing and an online viewing?

During an in-person property viewing, prospective buyers are physically present and can engage all their senses: smells, sounds, the texture of surfaces, and the indoor atmosphere can only be assessed on-site. An online viewing via a 360° tour or live video is ideal for pre-selection, but it does not replace the personal impression you get before signing a contract.

What documents should I bring to the viewing or request?

You should bring the floor plans (if available) and the property description to the viewing. On site, request the energy performance certificate, recent utility bills, condominium association minutes (for condominiums), and-if possible-construction plans or maintenance records. These documents provide important insights into the condition and ongoing costs of the property.

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