1. Water, Drainage & Signs of Moisture
What we look for
We look around windows, ceilings, baseboards, bathrooms, under sinks and around exterior walls for signs of current or previous moisture.
Outside, we're also looking at grading, downspouts, gutters and anywhere water could be collecting around the property.
Why it matters
Water can create some of the most expensive problems a homeowner encounters.
And sometimes the biggest clue isn't a puddle. It's a fresh patch of paint, staining, bubbling drywall, a musty smell or something that looks like it was recently repaired.
We're not assuming that every water stain means there's a major problem. We're trying to figure out the story behind it.
Questions we ask
Has this area ever leaked?
Was there a previous water issue?
When was it repaired?
Was the source of the problem fixed?
Are there invoices or documentation?
For a condo, has the building experienced water ingress or envelope issues?
2. The Plumbing, Especially in Older Homes
What we look for
We don't just turn on the taps.
We want to know what type of plumbing is actually in the home.
Depending on the age of the property, we might encounter copper, galvanized steel, PEX, Poly-B/polybutylene or other materials.
We're looking under sinks, around mechanical areas and at accessible plumbing to get a sense of what's there and whether there have been replacements or upgrades.
Why it matters
Different plumbing materials have different histories, characteristics and potential maintenance considerations.
For example, Poly-B/polybutylene plumbing is something we want a buyer to know about and investigate further rather than discovering it years after moving in.
The presence of a particular material doesn't automatically tell us that a property is good or bad. It tells us what questions need to be asked.
Questions we ask
What type of plumbing does the home have?
Has any of it been replaced?
When was it replaced?
Was the work professionally completed?
Are there records or permits?
Has the home ever had a plumbing failure or insurance claim?
3. The Roof, Heating & Other Major Systems
What we look for
We want to understand the age and condition of the expensive things hiding behind the pretty finishes.
For a house, that could include:
Roof
Furnace or heat pump
Hot water tank
Electrical system
Plumbing
Sewer connection
Drainage
For a condo, we're thinking about both the unit's systems and the building's major systems.
Why it matters
A beautifully renovated home can still come with a $20,000, $30,000 or much larger future expense.
We're not expecting everything to be new. We're trying to understand what is newer, what's aging and what's likely to need attention next.
Questions we ask
How old is the roof?
When was the furnace or heat pump replaced?
How old is the hot water tank?
Has the electrical system been updated?
Are there records of major repairs?
For a condo, when were the building's major components last replaced?
4. The Layout
What we look for
We walk through the home imagining how our client would actually live there.
Where does the couch go?
Where do the bikes go?
Can you fit a dining table?
Does the bedroom actually fit your furniture?
Is there enough storage?
Why it matters
Cosmetic finishes are relatively easy to change.
Moving walls, relocating plumbing or fundamentally changing a floor plan can be expensive or impossible.
A beautifully renovated home with a layout that doesn't work for you can still be the wrong home.
Questions we ask
Does this layout work for how you live?
Where would your furniture go?
Is there enough storage?
Could the layout be changed if you wanted to, does Strata allow major changes?
Are there structural walls or plumbing locations that could limit renovations?
5. Light, Exposure & What Could Change Outside Your Windows
What we look for
We look at the direction the home faces, where the windows are located and how much natural light actually reaches the property.
But we also look beyond the property line.
What's across the street?
What's next door?
What's currently being built?
And perhaps most importantly: what could be built there?
Why it matters
Vancouver is growing, and the planning rules around where and how much can be built are changing.
The City of Vancouver's current planning framework is explicitly designed to accommodate growth, and areas near rapid transit can have significantly greater development potential. For example, current Transit-Oriented Area policies allow buildings of up to 20 storeys in some locations within 200 metres of a SkyTrain station.
That means the beautiful view from your living room today isn't necessarily guaranteed to look the same five or ten years from now. And it's not always about a proposed development that's already been announced. Zoning and land-use policy can change what becomes possible in the future.
Questions we ask
What's currently planned nearby?
What's the zoning on neighbouring properties?
Is the property near a SkyTrain station or other transit-oriented area?
Could neighbouring lots be redeveloped?
Is there a development application already underway?
What could realistically be built between this home and the view?
6. Noise, Including the Noise You Don't Notice Immediately
What we look for
We stop talking. Seriously. Sometimes you need 30 seconds of silence to hear what a property actually sounds like.
We're listening for traffic, neighbours, elevators, mechanical rooms, restaurants, construction and hallway noise, with windows open and closed.
Why it matters
A showing can create a weird little bubble where everyone is talking, the music is playing and you're focused on the kitchen.
But you'll have to live with the sound of the home every day.
For condos, we'll also pay attention to the unit's location relative to elevators, garbage rooms, amenity spaces, parking entrances and neighbouring units.
Questions we ask
What is this property like at different times of day?
What's above, below and beside the unit?
Is there a busy road nearby?
Are there commercial businesses nearby?
Where are the elevators and mechanical rooms?
7. The Surrounding Properties & Future Neighbourhood
What we look for
We don't just look at the house or condo we're standing inside. We look at the entire environment around it.
What's happening next door? Across the street? Down the block?
Is there a vacant lot?
An older low-rise building?
A major development application?
A new SkyTrain station?
Why it matters
The neighbourhood you are buying into isn't frozen in time.
A new development could change traffic, noise, density, views, sunlight or the overall feel of a block. On the other hand, new transit, shops, parks or other infrastructure could change how a neighbourhood functions.
The City of Vancouver's new Official Development Plan is intended to guide how the city grows over the next 30 years and beyond, so understanding the direction of an area can be just as important as understanding the property itself.
Questions we ask
What's changing in this neighbourhood?
What development applications are nearby?
What does the zoning allow?
Are there upcoming transportation projects?
Could today's low-rise neighbour become tomorrow's development site?
8. Storage, Parking & The Boring Stuff You'll Use Every Day
What we look for
We check the things buyers often get excited about only after they've moved in.
Where do the bikes go?
Is the storage locker actually usable?
Does the parking stall fit the vehicle?
Can you open your doors?
Where do the skis go?
Is there somewhere to store all the random stuff that somehow accumulates in every home?
Why it matters
These aren't glamorous features. But they're part of your everyday life. A home can look perfect on a Saturday afternoon and become frustrating very quickly if there's nowhere to put your belongings.
Questions we ask
Is the parking stall large enough?
Is it EV-ready or capable of supporting an EV charger?
Is the storage locker actually usable?
Where will bikes and outdoor equipment go?
Is there enough closet space?
Are there restrictions on what can be stored?
9. DIY Renovations, Permits & "What Happened Here?"
What we look for
Sometimes you walk into a home and see something that makes you think:
"Interesting..."
Maybe a wall has been removed. Maybe a basement has been converted. Maybe there's unusual electrical work. Maybe someone has created a bathroom where one probably wasn't originally planned.
We're not automatically assuming something is wrong. We're trying to understand what happened and whether it was done properly.
Why it matters
Renovations can add enormous value to a home. They can also create problems if they're unpermitted, improperly completed or not recognized by the appropriate authorities.
Questions we ask
10. The Things You Can't See, Including the Property's History
What we look for
This is where viewing a home becomes more than simply walking through it. We're interested in the story of the property.
Has there been a major insurance claim?
A significant repair?
A serious incident?
Something about the property that could affect how a future buyer perceives it?
And yes, sometimes that includes things that are a little less conventional: Has someone died in the home? Has there been a serious crime? Is the property known for something unusual? Is there a reported haunting?
Why it matters
Not every issue is physical.
In BC, these can fall under the concept of a stigma — something that may affect a buyer's perception of a property without affecting its physical condition. BCFSA specifically gives examples including a death, a haunted property and certain criminal associations. Sellers generally aren't required to disclose a stigma unless asked, although they cannot provide false or misleading information when a buyer asks about it.
That's why if something matters to you, ask.
If you would be uncomfortable buying a home where someone died, tell us. If you don't want to live in a property associated with a serious crime, tell us. These aren't questions everyone will care about, but they're questions we want our clients to feel comfortable asking.
Questions we ask
Depending on the property and our client's concerns:
Has anyone died on the property?
Has there been a serious crime associated with it?
Has there been a major insurance claim?
Are there known issues that aren't immediately visible?
Is there anything about the property's history that a buyer should know?
And if something is particularly important to you, tell us before we start looking.
The point isn't to find a perfect home
Because there probably isn't one.
Every property has compromises. Our job when we're viewing a home isn't to walk around looking for reasons not to buy it.
It's to help our clients understand what they're actually looking at. Some things might be minor. Some might be expensive. Some might simply be personal preferences. And some might be reasons to investigate further before making an offer.
The pretty kitchen is easy to notice.
The plumbing behind the wall, the development potential across the street, the age of the roof or the history of the property takes a little more digging. That's where we think the real value of having an experienced Realtor comes in.
