Pre-purchase house inspection: a checklist for Switzerland

1. Request documents before the viewing

Ask the owner or selling agent for available records. Mark each item as received, requested or unavailable. Missing information is an unresolved question.

• Floor plans, building specification and construction date; available alteration plans and permits.
• Renovation history with dates and scope; available invoices, warranties and maintenance records.
• Known damage, moisture, insurance claims and previous repairs.
• Heating type, installation date, maintenance and energy use with its reporting period; any existing GEAK or GEAK Plus report.
• A current land register extract and information on easements and use restrictions; discuss legal questions with a suitable specialist.

2. Checklist for the viewing

Work through each room, then accessible outdoor areas. Record the location, observation, a photograph with permission and a follow-up question. A stain is an observation, not a confirmed diagnosis.

• Basement and base of walls: damp patches, smells, salt deposits or peeling surfaces; ask about previous water ingress and repairs.
• Roof and attic: visible water stains, accessible structure and insulation; do not access unprotected roof surfaces.
• Facade, balconies and terraces: cracks, loose surfaces and drainage; request earlier investigations where there are warning signs.
• Windows and doors: check opening and closing with permission; inspect seals, fittings and condensation marks.
• Heating, hot water and services: compare identification plates with maintenance records; do not open electrical distribution boards or dismantle equipment.
• Interior rooms: record cracks, discolouration and recent coverings; discuss ventilation, noise and intended use.

3. Review renovation history across the whole house

Check which areas were actually renewed. A new kitchen says nothing about the age of the roof, facade or pipes. The house calculator provides an initial orientation from a few details; a buying decision requires records for the particular house.

• Compare construction date and documented renovations, including dates, scope and available invoices.
• Consider the building envelope, services and interior separately; record undocumented areas as unresolved.
• Separate work before moving in from potential later replacements.
• This guide focuses on buying a house. An apartment needs its own assessment and calculation.

4. Investigate warning signs

Unexplained moisture, unusual cracks and inconsistent renovation records need follow-up. Ask for evidence and arrange a second visit with a specialist where necessary. A visual inspection cannot reliably rule out hidden defects or hazardous materials.

• For buildings constructed before 1990, arrange professional asbestos investigation before planned alteration work. Do not disturb suspect materials or break off samples yourself (source: Suva).
• A GEAK Plus can support energy renovation planning with alternatives and investment estimates. It serves a different purpose from a comprehensive technical condition assessment (source: the GEAK association).
• Assign a responsible person, required document and deadline to each unresolved question. Before binding decisions, establish which uncertainties you can accept.

5. Turn an observation into a useful question

Synthetic example, not a client case: a dark patch is visible in the basement, but its cause is unknown. Ask about water ingress, repairs and reports. If needed, commission investigation of its cause and extent. Only then can the work, timing and cost be assessed meaningfully. A freshly painted wall proves neither damage nor a successful repair.

6. Assess condition, investment needs and price separately

A market valuation does not inspect hidden defects. A technical inspection does not automatically establish market price. Record findings, investigations and planned investments separately, then bring them together for your buying decision. Clarify access, scope and deadlines early. Housana is preparing to launch; a free, non-binding enquiry confirms neither a commission nor an inspection date.