Open homes might feel polished and pressure-free, but they can hide more than they reveal. For many buyers, especially in competitive markets like Melbourne, those 15 to 30 minutes inside a home might be the only chance to spot potential deal-breakers before making a significant financial commitment.
Key Takeaways
- – Look beyond the surface at open homes, cracks, dampness, and fresh paint, which might be signs to look deeper
- – Watch how the inspection is run: rushed viewings or incomplete and late arrival of important documents relating to the sale are potential red flags.
- – Get professional help from a buyer’s advocate or building inspector to mitigate the risks and to protect your investment.
- – Trust your instincts if something doesn’t feel right, it’s worth asking more questions before signing a contract of sale.
So what should you really be paying attention to? Let’s unpack the red flags that can help you avoid regret after settlement.
What are the most common red flags to look for at an open home?
Structural defects, water ingress, noise pollution and patch jobs that are trying to hide issues.
Be on the lookout for cracks in walls (particularly around doors and windows), uneven flooring, or water stains on the ceiling. These can signal structural issues, roof leaks, or past water damage. Fresh paint or patchwork can sometimes indicate an attempt to hide defects. Don’t assume it’s just cosmetic.
In suburbs with older period homes like Kew or Hawthorn, these issues are more common. While charming architecture is a drawcard, age can bring hidden maintenance costs that you should consider.
Musty smells and signs of damp
Rising damp and poor ventilation can be hard to notice visually, but easy to detect by smell. If you notice a musty odour or spot signs of mould around windows, in bathrooms, or under sinks’s worth investigating further. These issues often require more than a simple cleaning.
Poor quality renovations or unapproved works.
Quick-fix kitchen updates, poorly laid flooring, or unusual layout changes might look appealing but can signal cost-cutting or DIY jobs. Ask the agent if the works were done with permits. If documentation is unavailable, be cautious and seek advice from an independent building inspector.
How can the inspection process itself reveal hidden concerns?
Short or crowded inspections
If the agent limits open home times to 10–15 minutes or the space feels unusually crowded, it may be a tactic to reduce scrutiny or create a false sense of urgency. Take note if you’re rushed through or discouraged from opening cupboards, checking under rugs, or accessing certain areas.
You deserve time to think clearly especially in sought-after areas like Brighton or Toorak, where prestige and polish can sometimes mask potential issues.
What should buyers do if they suspect an issue?
Book a building and pest inspection
Even if the home presents well, it is essential to get a professional inspection. Cracks, pests, roofing issues, and drainage problems can be costly and hard to detect for the untrained eye. If you’re unsure how to start, consider using a Melbourne buyer’s advocate who can organise inspections and flag concerns early in the process.
At Industry Insider, we’ve helped buyers across Melbourne, including areas like Albert Park and Armadale uncover problems that saved them tens of thousands in unexpected repair costs. We combine on-the-ground insight with real estate negotiation expertise to protect our clients from making costly mistakes.
Don’t skip due diligence for emotional reasons
Falling in love with a property can lead to ignoring warning signs. If you’re feeling pressure due to competition or time, take a step back and reassess. Remember your goal is to make a confident, informed purchase.
Our team also offers auction bidding services for buyers who want to stay objective during the high-pressure experience of bidding in front of a crowd at an auction.
Are there specific red flags that first-time home buyers should be more aware of?
Absolutely, Buyers often focus on price without understanding the true cost of ongoing maintenance.
Look for signs of:
- – Deteriorating roofs
- – Old wiring or plumbing
- – Inadequate drainage (especially on sloped blocks)
- – Poor natural light could lead to higher heating costs
If you’re buying on a tight budget, consider these risks when reviewing listings and attending open houses. You can also visit our First Home Buyers page for guidance on navigating these challenges with expert support.
Ready to buy with confidence? Book a confidential consultation with Andrew Date and the team today or meet the full team behind Melbourne’s most trusted property advocacy firm.
Industry Insider Property
Level 3, 489 Toorak Road, Toorak 3142
+613 8374 7652
+613 402 346 810industryinsider.com.au
