Inspecting a Finished Villa Before You Buy It

A finished house hides its construction. The inspection sequence that reveals what the finishes cover.

A finished villa presents beautifully and conceals everything that determines how it will perform. Inspection is the only opportunity to see past the finishes, and it should follow a sequence rather than a walk through with an opinion at the end.

Before stage one

Arrange the inspection in daylight, with water and electricity connected, and with enough time to test systems rather than glance at them.

• Utilities connected so systems can actually be tested.
• Daylight, since defects in finishes and ceilings are invisible under artificial light.
• Access to the roof, plant areas and any service spaces.
• The property's documentation available for comparison against what was built.

Stage 1: External envelope

Examine external walls, roof, parapets and drainage for cracks, staining, previous repair and evidence of water movement.

• Deliverable: Notes and photographs of the external condition.
• Owner: Inspector.
• Approval gate: Any staining traced to a cause rather than noted and dismissed.

Stage 2: Roof and waterproofing

Walk the roof, check falls toward outlets, inspect upstands and penetrations, and look for ponding evidence.

• Deliverable: An assessment of the roof and its drainage.
• Owner: Inspector.
• Approval gate: Falls verified rather than assumed, since this is the most common failure.

Stage 3: Wet areas

Run water in every bathroom and kitchen, check drainage speed, look for movement in tiles and examine ceilings below.

• Deliverable: A wet area report per room.
• Owner: Inspector.
• Approval gate: Every wet area tested with running water, not inspected visually.

Stage 4: Air conditioning and mechanical

Operate every unit, check cooling performance, look at the condition and age of equipment and examine drainage from units.

• Deliverable: An equipment inventory with age and condition.
• Owner: Inspector.
• Approval gate: Every unit tested, since replacement cost is substantial.

Stage 5: Electrical

Examine the distribution board, test a sample of outlets and switches, and look for informal alterations.

• Deliverable: An assessment of the installation.
• Owner: Inspector.
• Approval gate: Any sign of informal alteration investigated rather than noted.

Stage 6: Internal finishes and joinery

Check walls and ceilings for cracks, open and close every door and window, and test joinery and fittings.

• Deliverable: A defect list by room.
• Owner: Inspector with the buyer.
• Approval gate: Cracks assessed for whether they are cosmetic or structural.

Stage 7: Documentation comparison

Compare what was built against permits and approved drawings, looking for unapproved alterations or additions.

• Deliverable: A comparison noting any discrepancy.
• Owner: Buyer's adviser.
• Approval gate: Discrepancies understood before commitment, since they affect future transactions.

Handovers between stages

The step most often skipped is the documentation comparison, because it requires effort and the building looks finished. Unapproved additions surface later at sale or financing, when they are considerably harder to resolve.

How you know it is finished

The inspection is complete when every system has been operated, every wet area tested with water, the roof examined, and the built condition compared against the documentation, with findings priced for negotiation.

If you are buying a finished property, Domira can inspect it, verify the documentation and price the findings with you before you commit.