Inspection checklist: Don't overlook these points

At a foreclosure auction, often a single viewing determines your success or failure. Since you only have a short time, sometimes just once, to access the property, you need a crystal-clear checklist. It ensures that you don’t miss expensive structural damages or legal pitfalls. The following guide is designed so you can check off each point one by one, on your phone or printed.

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1 Preparation Before the Appointment

1. Official documents (catalog, land registry excerpt, easement list), printed or on the tablet.
2. Tool Kit: Moisture meter, flashlight, endoscope, laser thermometer, note app / printed checklist.
3. Organize an expert (architect, civil engineer), a second, trained opinion is worthwhile.

“A good viewing starts a week before at your desk, not just at the front door.”

2 External Envelope: Roof, Facade, Surroundings

Building Component	Check Point	Warning Signal
Roof	Are roof tiles intact? Are gutters clean?	Moss, loose tiles, water stains at the eaves
Facade	Cracks in plaster, spalling, insulation thickness (thermometer)	Cracks > 2 mm, hollow spots
Windows & Doors	Triple glazing? Are seals elastic?	Condensation between panes
Surroundings	Drainage level, surface water protection, garage access	Slope toward the house, standing moisture

3 Interior Spaces: Moisture, Statics, Installations

3.1 Quick Checks by Room

• Smell test upon entry, musty = moisture alarm.
• Moisture measurement on outside walls < 80 % relative humidity.
• Footfall sound, hollow tapping on floors → suspicion of screed cracks.
• Smoking test: Lighter flame at window edge: flickering = draft → poor seal.

3.2 Technical Hotspots

Heating & Building Technology

• Year of burner < 15 years?
• Energy label “A” or heat pump noise < 45 dB?
• Hot water boiler with lime deposits?
Since heating renovation quickly costs 25,000 - 40,000 CHF, note immediately!

Electrical

• Is an RCD present?
• Cross-section of kitchen wiring ≥ 2.5 mm²?
• Test sticker < 10 years old?

4 Basement & Attic, the Two Risk Zones

Basement: Does it smell musty? Check the base zone with the moisture meter. Above 85%, a dehumidification budget is worthwhile.
Attic: Lights on, eyes up: Are rafters discolored (mold), is roof insulation incomplete? Mark areas with chalk, photograph later for the report.

5 Paperwork That Often Gets Overlooked

1. Energy certificate (CECB): If missing, estimate an additional 15% renovation cost.
2. Building plans: Do living space and boundary line match the current situation?
3. Municipality information: Check pending building requests in the vicinity (noise, shadow impact).

6 Cost Traffic Light: How to Organize Your Findings

Color	Finding	Budget Adjustment
🟩 Green	Cosmetics (painting, sanding floors)	≤ 125 CHF/m²
🟧 Orange	Partial renovation (kitchen, bathroom, windows)	250 - 450 CHF/m²
🟥 Red	Core renovation (structure, roof, technology)	≥ 700 CHF/m² + 20% buffer

7 Practical Example: A Professional Check, Please!

The 4-room apartment in Lausanne appeared well-maintained, but thermography revealed thermal bridges at the balcony cutouts. Cost implications: 18,000 CHF for insulation work. Thanks to the checklist, investor Marc was able to negotiate the final price down by exactly this amount and still landed 12% below market value.

8 10-Minute Check Before Leaving

1. Photos of all facades + cellar corners
2. Photograph the heating boiler nameplate
3. Mark micro-cracks > 2 mm
4. Note moisture values
5. Open electrical cabinet, check RCD
6. Attic, shine the flashlight around
7. Record neighborhood noises (train, street)
8. Final walkthrough: Close doors/windows, check gap width
9. Note all questions for the authority
10. Pause: Update limit & renovation budget

9 FAQ

Can I bring an appraiser to the viewing?

Yes, foreclosure offices must allow experts as long as they announce themselves in advance and do not disrupt the process.

What if I discover something important after the auction?

After the auction, there is no right of withdrawal. Only serious procedural errors (Art. 134 ff. SchKG) justify a complaint. So better measure twice, bid once.

Is a drone flight worth it?

For larger properties or flat roofs, yes: It identifies standing water, cracks, and green roof damage that remain invisible from the ground.

10 Conclusion: From Gut Feeling to Professional Decision with a System

A structured viewing removes the element of chance from bidding poker. Use the checklist as a navigation system: It guides you from façade analysis to the final moisture value and ensures that your investment is based on solid facts rather than hope. This way, you’ll approach the auction confidently and only engage when the property truly fits.