Buying a house is a big decision. In fact it’s one of the biggest decisions you’ll ever make and that means it’s really important to get the decision right. So, how many times should you view a house before buying it?

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Ultimately, there is no right or wrong answer although it’s almost always a good idea to view a house more than once before making an offer.

Typically, 2 to 4 viewings should be sufficient. Attending two visits inside and another two visits scouting the house and neighborhood independently, from the outside, may be a good approach.

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Here is why you must view the house several times

There are obviously a long list of things to check when viewing a house, however, when asking yourself ‘how many times should you view a house?’ it’s worth keeping in mind the following reasons why you may need more than one viewing:

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1. To view the property at different times of day

When house hunting you should view a property both during daylight, and when it gets dark.

A house can feel very different at night compared to during the day and your whole opinion on it may change.

Areas that are quiet during the day can come alive at night (and vice versa). For example houses near halls and events centres can have significant parking issues during and may be noisy, during weekends and public holidays. So, even a casual drive around the area of the property at different times of day can tell you a lot more than you may learn in a single viewing.

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1.1 In good and bad weather

While in Malawi you don’t normally see staged homes for sale, some homes for sale are spruced up or staged to look beautiful when you visit. But how does your dream house look on a dreary, rainy afternoon? One home might be cozy, another gloomy.

It’s not likely that the house will appear the same in winter and summer. But, at a minimum, it’s best to see how it shows on bad days as well as good ones.

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1.2 Early, midday and late

The same property also can look very different at various times of day. The back khonde that seems so delightful in the morning sun might be too hot under the noonday sun, or uninviting in a deep afternoon shade. For a kitchen, sunshine can be cheerful in the morning, or overpowering in a hot afternoon.

It’s valuable to see how each room in the home looks at different times of day, but especially the time when each room is most likely to be in use.

The neighborhood, too, can be more inviting at one time of day than others. A visit during rush hour, for example, should reveal if there are traffic jams or too many dangerous speeders. And a visit late in the evening may indicate whether the streets seem safe or menacing.

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1.3 Weekdays and weekends

If anyone in your household will be staying at your new home during weekdays, it would be nice to know that the neighborhood is peaceful and quiet without seeming deserted and lonely. And a weekend visit, especially in good weather, may give you a better sense of who your neighbors and neighbourhood would be like.

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2. To get a second opinion

If you are buying a property alone then it’s often a good idea to take a close friend or family member with you on at least one of the viewings. They may spot things you did not and can help you to focus on what you really want from a house.

Even if you are buying with someone else as partners, it can still be a good idea to get a ‘third’ opinion from a friend or relative. Ultimately, the can still raise valid points that can help you.

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3. Other factors to consider

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3.1 The market

Sometimes the market will dictate how many times you can view a property before putting in an offer. In a fast-moving market or when it’s a hot property, you may have to decide whether to put an offer or not within a few hours of your first viewing or may be in just few days.

When the market is moving more slowly, then you might have the luxury of being able to have multiple viewings before you make a decision.

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3.2 That ‘Feeling’

Sometimes, you get a ‘feeling’ about the property as soon as you walk through the door. That feeling that you’ve found your dream house is a rare but important feeling.

If you get this, you may be tempted to rush straight in with an offer. However, whilst you probably don’t need to have lots of viewings, it is still a good idea to view the property at least twice.

This way you can check if you still have the same ‘feeling’ about the property and ensure your heart wasn’t over-ruling your head!

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3.3 The condition of the property

The condition of the property will also affect how many times you need to view it before you put in an offer. When you are buying unfinished house or a house that needs significant renovations, you will need multiple viewings so you can assess the level, and cost, of the work that needs doing.

You may also want to consider consulting with a registered Property Valuer or Quantity Surveyor to assess the level of work that’s needed.

A property that’s recently been refurbished will need fewer visits as it will be more about the practicalities of living there. 

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How many times is too many?

Put simply, there isn’t such a thing as ‘too many’ when it comes to how many times you should view a property. Whilst it’s true that the longer you take to decide whether to put an offer in, the more chance of someone beating you to it.

If this takes 10 or more viewings then so be it. However, it’s natural that the estate agent or the seller may soon be tired of repeated viewings without a forthcoming offer. They may believe you are not serious about buying and refuse to grant further viewings after your continued viewings without making an offer.

Viewing a property 4-5 times is not considered unreasonable, but if you need more than that you may need to justify to the estate agent or the seller why you are not ready to put in an offer. Be honest and up-front about your feelings. If there is something concerning you let them know, they may even be able to help put your mind at rest.