What the Hemnet listing doesn't tell you about the house

A listing is marketing. It rarely lies, but it chooses carefully what to mention. With a little practice you can estimate what a house will cost you over the first five years before you even book a viewing.

Read the build year as a maintenance plan

The build year tells you which risk constructions are likely. 1960s–70s: slab-on-grade and possible asbestos. 1980s: crawl spaces and early wet-room membranes. 1990s–2000s: single-stage rendered façades.

Combine build year with "last renovated". A bathroom from 2004 is nearing the end of its technical life, however new it looks in the photo.

Heating is a running cost, not a detail

Direct electric heating in a 150 m² house is a very different monthly bill than a 2021 ground-source heat pump. Any heat pump older than 15 years should be budgeted as an upcoming expense.

Questions to ask the agent before the viewing

Ask them in writing, ideally by email, so the answers are documented:

Is there a transfer inspection, and can I have the full report?
When were the roof, drainage, risers and heat source last replaced?
Are there receipts and wet-room certificates for the renovations?
Has there been moisture or water damage, and how was it remediated?
Which parts of the building could not be inspected?

Before you bid

Got the report? Run it through Grund the same evening. You get a prioritised list of findings, cost ranges and local contractors — in time for the bidding.

Frequently asked questions

Can I trust the floor area in the listing?

Check it against drawings or tax records. Discrepancies are common in older houses with converted basements or attics.

What does Booli add over Hemnet?

Booli shows final prices and price history, which helps calibrate what a bid should actually be.

Got the inspection report?

Upload the PDF and Grund prioritises every finding, gives you local cost ranges and three nearby contractors who can quote — before you bid.

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