5 Things to Watch When Viewing a Property

Going to view a property without preparation is the fastest way to miss hidden problems and make a decision you'll later regret. Whether you're looking for an apartment to live in long-term or an investment rental, the 5 areas below — along with the practical checklist that follows — will help you assess more accurately and ask the right questions when meeting the seller or agent.

1. Check the Legal Documents Before Scheduling a Viewing

This step is skipped by many people who prefer to "see it in person first and figure it out later." But if there are serious legal issues, going to view the property in person only wastes both parties' time — and can sometimes lead you to be "convinced" by emotion when you see a beautiful home even though the paperwork isn't clean.

Before the viewing, ask the seller to provide (even just photocopies):

• Land Use Rights Certificate / Individual Apartment Pink Book (Sổ hồng): Check the owner's name, whether the area recorded in the book matches the actual selling area, and the ownership term (perpetual residential land or time-limited commercial land).
• Original Sale and Purchase Agreement (for resale properties): Confirm the chain of ownership is valid and there has been no unauthorized transfer.
• Dispute-free Confirmation: Ask the agent/homeowner directly about the mortgage status — this is not unusual, but you need to know in order to plan when making a deposit.

2. Inspect the Structure and Signs of Moisture

When you walk into the space, temporarily set aside the interior décor and surface paint — these are easy to change. Instead, focus on things that are harder to fix and more costly:

Yellow stains on walls and ceilings: Especially at wall corners, around window frames, and on bedroom/bathroom ceilings. These are signs of water seeping from above or from the exterior wall.

Musty smell: Open built-in wardrobes and the areas under the kitchen sink and bathroom basin. A musty smell is hard to conceal even with a fresh coat of paint.

Wall cracks: Distinguish between two types:

• Horizontal cracks or small cracks along mortar lines: usually due to normal shrinkage — less concerning.
• Diagonal 45° cracks at door corners or vertical cracks running from ceiling to floor: may indicate uneven settlement — more concerning.

Wooden and tiled floors: Walk along the room's corners; use the tip of your shoe to press lightly on wooden floors to check for flexing. Tap lightly on floor tiles to detect hollow tiles (the sound is noticeably different from tiles that are firmly adhered).

3. Assess Natural Light and Ventilation in Practice

Natural light and ventilation are two factors that greatly affect daily quality of life, yet they are often misjudged during a short property viewing.

House orientation and window direction: In Ho Chi Minh City, the most ideal orientation is East or Southeast — to catch the cool Southeast breeze and avoid the harsh afternoon sun from the West. A west-facing unit will receive intense sun from 1–5 pm, particularly during the dry season — air-conditioning electricity costs will be significantly higher.

View the property at multiple times: Ideally, visit twice: once in the morning (to assess daylight and the atmosphere during the day) and once in the late afternoon or evening (to check noise levels, street lighting, and the sense of security in the area).

Cross-room ventilation: Open the windows and doors. Check whether there is a cross-breeze flowing from one room to another — corner apartments typically have this advantage over units in the middle of a corridor.

View and obstructions: Newly constructed buildings nearby may block the view or natural light of the unit you are viewing in the near future. Ask about construction projects currently being permitted within a 100–200 m radius.

4. Check the Electrical, Plumbing, and Technical Systems

This is the section most people gloss over — either because the equipment looks "new" or because they feel uncomfortable asking too many questions in front of the homeowner. In reality, this is the section you should inspect most carefully.

Electrical system:

• Turn on all available lights and electrical appliances. Check whether any circuit breakers have tripped or fuses have blown.
• Check the number and location of power outlets — older apartments often lack outlets in bedrooms and work areas.
• Ask about the maximum electrical capacity (amperage) of the unit — important if you use multiple air conditioners or high-power appliances.

Plumbing:

• Turn on all faucets (kitchen, washbasin, shower, bathtub if present). Gauge the water pressure — low pressure on upper floors is a common issue.
• Flush the toilet several times to check drainage speed.
• Ask about the water source: city mains or a drilled well? Is there a filtration system?

Air conditioning: Turn on all air conditioners for at least 10 minutes to see whether they cool effectively, whether they make unusual sounds, and whether water is dripping inside the room (a sign of a blocked drainage pipe).

Monthly utility costs: Ask the homeowner or building management for the average electricity and water bills for the past 3–6 months. An unusually high figure may reflect inefficient equipment or silent leaks.

5. Survey the Surrounding Area

The apartment or house is only one part of the decision — the surrounding area will affect daily quality of life and the long-term value of the asset.

Survey across multiple time slots:

• Early morning 6–7 am: noise from markets, trucks, bakeries, churches
• Peak hours 7–8:30 am and 5–6 pm: assess traffic congestion on roads entering the area
• Evening 8–10 pm: street lighting levels, surrounding activity, sense of security

Nearby amenities: Distance to the nearest supermarket, school, hospital, bus stop, or Metro station. Use a map to measure actual distances — don't rely solely on what the agent tells you.

Ask neighbours and current residents: If you have the opportunity, speak with people who currently live in the building or area — they tend to be more candid about real issues such as noise from the floor above, management quality, elevator condition, or flooding during the rainy season.

Summary Checklist for Property Viewings

Below is a list of items to check and note during each viewing:

Legal: Individual Pink Book ✓ / No disputes ✓ / No mortgage or mortgage release agreement in place ✓

Structure: No diagonal cracks ✓ / No musty smell ✓ / No floor flexing ✓ / No hollow tiles ✓

Light & Ventilation: Suitable orientation ✓ / Unobstructed view ✓ / Cross-room ventilation ✓

Electrical & Plumbing: Adequate water pressure ✓ / Circuit breakers normal ✓ / Air conditioning working well ✓ / Reasonable utility costs ✓

Area: Convenient access ✓ / Acceptable noise levels ✓ / Sufficient amenities ✓ / Good security ✓