Viewing a property in Geneva: the checklist so you forget nothing

A successful viewing relies on a methodical eye: you examine the condition of the building, test the installations, observe the light and noise, then ask for the documents that confirm what the eye cannot see. As a consulting architect, I advise preparing your list before you ring the bell, because on site emotion quickly takes over.

The condition of the building: what the structure tells you

The structural shell determines the real value of a property far more than the decor. Start with the structure. Look at the load-bearing walls, ceilings and room corners: a fine, stable crack is common, but a wide, stepped crack in a wall calls for a technical opinion.

Next, hunt for damp, the most expensive item to fix. The signs can be read at the bottom of walls, behind furniture, in bathrooms and cellars. A musty smell, water stains or blistering paint signal a waterproofing or ventilation problem.

Look up at the roof and facade as you leave. An old roof covering, rusty metalwork or render coming away signal works to provision for. Think about the windows too:

• Double or triple glazing, and the year of installation if known
• Condensation between the panes, a sign of a failed seal
• Swelling timber or metal frames without a thermal break
• Closing and operation of each opening, one by one

The installations: heating, water and electricity

A home can look immaculate and hide equipment at the end of its life. Ask about the type of heating and its age, then check whether hot water production depends on it. An ageing boiler or heat pump is an expense to anticipate, often at the level of the condominium.

Turn on the taps to judge the flow and how quickly hot water arrives. Find the electrical panel: a recent panel with residual-current circuit breakers is reassuring, while an old fuse board suggests the installation needs reviewing. Count the sockets in each room, a detail that quickly matters day to day.

Light and nuisances: come back at different times

Orientation changes everything and cannot be fixed later. Note which way the living rooms face and when the sun comes in. A late-morning viewing tells you nothing about a north-facing living room in winter, so ask for the precise orientation.

Noise is measured on the ground. A home that is quiet at 14h can border a congested road at rush hour. When possible, come back early in the morning or in the evening, with the windows closed and then open. In Geneva, think about traffic, tram lines and the proximity of a school or an announced construction site.

In a PPE: charges, renovation fund and condominium life

Buying under condominium ownership (PPE) means buying a share of an entire building. Condominium charges finance routine maintenance, shared heating and administration. Ask for the amount and above all the breakdown, to distinguish fixed costs from consumption.

The renovation fund deserves particular attention. This fund is the reserve set aside for major works, such as a roof or facade. A well-endowed fund protects the buyer, while a weak one exposes them to large calls for funds after the purchase. Also find out about works that have been voted or are under discussion.

The documents to request

What you see must be confirmed in writing. Gather these documents before you decide:

• Land registry extract, which specifies any easements and rights
• PPE regulations and deed of constitution, for a condominium
• Minutes of the latest owners' meetings
• Statements of charges for the last financial years and the state of the renovation fund
• Maintenance records for the heating and installations
• Floor plans of the home and, if available, the energy certificate

The immediate surroundings

The neighbourhood is part of the property. Test the transport by walking to the nearest stop and checking the frequencies. Locate the shops and schools, then the parking, often tight in the city. A walk around the block says a lot about the atmosphere and the general upkeep of the area.

A broker can accompany you on viewings to ask the right questions and go through the documents with you. Browse our properties to buy or request a valuation if you are selling before you buy.