Look Beyond the Styling

Open homes are designed to impress. Fresh flowers, great lighting, and smart staging are all tools sellers use to present a property at its best. Your job as a buyer is to appreciate the presentation while seeing through it — to assess the actual condition of the home beneath the surface.

Here are 10 red flags that warrant a closer look, and in some cases, a professional building and pest inspection before you commit to anything.

1. Water Stains on Ceilings and Walls

Brown or yellowish patches on ceilings, particularly around light fittings or in corners, typically indicate a roof leak or plumbing issue above. Even if the stain looks old and dry, don't assume it's been fixed. Ask the agent directly and check whether it reappears after rain.

2. Doors and Windows That Won't Close Properly

When doors or windows stick, jam, or sit unevenly in their frames, it often points to structural movement in the home. Minor settling is normal in older homes, but significant misalignment — especially combined with cracks — can signal subsidence or footing issues, which are expensive to rectify.

3. Cracks in Walls or Ceilings

Not all cracks are equal. Hairline cracks in plasterwork are generally cosmetic. However, look out for:

  • Diagonal cracks running from door or window corners
  • Cracks wider than a few millimetres
  • Cracks that have been filled and repainted multiple times (look for uneven texture)
  • Horizontal cracks in brick or blockwork

These can indicate movement that may be ongoing, not historical.

4. Damp or Musty Smells

Your nose is one of your best inspection tools. A musty odour in rooms, wardrobes, or under staircases can indicate hidden mould, poor subfloor ventilation, or rising damp. Open every built-in wardrobe and check the back corners and base of walls for discolouration or soft material.

5. Evidence of Pest Activity

Termites cause devastating — and often invisible — damage before they're detected. Warning signs include:

  • Mud tubes running along walls or joists
  • Hollow-sounding timber when tapped
  • Blistering or bubbling paint on timber surfaces
  • Discarded insect wings near windows

A professional pest inspection is not optional in termite-prone regions — it's essential.

6. Aging or Non-Compliant Electrics

Check the meter box. Older switchboards with ceramic fuses (rather than circuit breakers) may indicate aging electrical infrastructure that doesn't meet current safety standards. Look for double-adapters everywhere (a sign of insufficient power points), and ask whether safety switches (RCDs) are installed on all circuits.

7. Poor Drainage Around the Property

Walk the perimeter of the property and look at how water is managed. Signs of drainage issues include:

  • Boggy or dead patches of lawn near the house
  • Soil eroding away from footings
  • Water staining on exterior walls low to the ground
  • Downpipes that discharge directly against the foundation

8. Roof Condition and Gutters

Stand back and look at the roofline from the street. Sagging ridgelines, missing tiles, or heavily rusted gutters all spell potential repair bills. If the property has a flat or low-pitch roof, ask about the material used and when it was last inspected or resealed.

9. Asbestos-Containing Materials

Homes built before the mid-1980s may contain asbestos in roofing, eaves, wall sheeting, or floor tiles. Undisturbed asbestos is generally manageable, but any planned renovations require professional assessment and licensed removal. Ask the agent whether an asbestos register or report exists for the property.

10. Cosmetic Over-Renovation

A freshly painted interior, new carpet, or a renovated bathroom can be genuine improvements — or a way to conceal problems. Look carefully at renovation quality: Are tiles straight? Do cupboard doors align? Is the paintwork covering cracks rather than prepped surfaces? Rushed cosmetic work often hides issues rather than fixing them.

The Bottom Line

Spotting red flags at an open home is the first step. The second is getting a qualified building and pest inspector to assess any property you're serious about purchasing. The cost of a professional inspection is a small fraction of what undetected issues can cost after settlement. Use open days to shortlist — and inspections to verify.