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You’ve done the sums, you’ve checked your credit score and now you’re ready to step onto the property ladder. Buying your first home can feel like an exciting yet daunting turning point.
Whatever your vision, whether it’s weekends in the garden, a space to work from home or simply getting away from rising rents, your decision has lasting impact. So, it’s worth pausing to consider what really matters before you sign anything.
The non-negotiables: location and structural integrity
You can change the colour of the kitchen, knock through a wall or two and redo the bathroom over time. But you can’t lift the house and move it. That’s why location should be your starting point.
Spend some time in the area before committing. Walk to the nearest shop, check how long it takes to get to the station and visit at different times of day. You’ll get a much better sense of noise, lighting, traffic and the general atmosphere of the place.
Once you’re happy with the area, focus on the building itself. Even if you fall for the charm of a bay window or the size of the garden, always ask tough questions about the structure. Look for signs of damp, uneven flooring, cracks in walls or issues with the roof. These are rarely cosmetic problems, and they often point to expensive fixes.
The practicalities: layout and usability
Even a well-located, solid home can cause you daily frustration if the layout works against you. Try to picture how you’ll actually use each space.
Open-plan layouts might be perfect for families and entertaining but they’re not always ideal for privacy or heating costs. Lots of small rooms might suit you better if you need flexibility, for example for hobbies or guests.
Storage is easy to overlook on a viewing, but it makes a massive difference in day-to-day life. Think about where you’ll put vacuum cleaners, coats and everything else you don’t want out on display.
Living costs: insulation and energy efficiency
Energy bills are a big chunk of monthly outgoings, especially in older properties. Poor insulation, outdated boilers and single-glazed windows can all drive costs up. Don’t rely purely on the EPC rating – check what practical features are in place.
You’ll often find better energy performance in new homes which are typically built with modern standards in mind. Just make sure the finishes and materials are up to scratch, and that you’re not paying a premium for aesthetic touches that don’t improve efficiency.
Future potential and personalisation
Even if you’re buying a place that feels a bit dated, consider whether it gives you room to add your stamp, either now or over time.
Personal touches make a space feel like yours but also consider broader appeal in case you sell in a few years. Try to see past what’s currently in front of you and picture the home’s potential with a few thoughtful changes.
