With the summer holidays almost over, September usually heralds a surge in listings as people race to find the perfect home by Christmas.
But in the excitement of finding a new property, buyers can often overlook some vital clues that can point to future problems and costly repairs.
A Recent study A study by Homeprotect found that a quarter of homeowners did not check whether a property was at risk of environmental or structural risks before exchanging contracts.
The same percentage don’t think their home is at risk of anything at all. But Emma Merry, lead underwriter at Home Insurance Specialists in… Home protectionHe said not every danger is obvious or even visible.
“There are certain signs worth paying attention to when viewing a property, especially since some of them can make getting home insurance more difficult,” she said.
Here are three key things Merry advised you should check when viewing a property.
1. Big cracks, trees in the garden
Large cracks, especially oblique ones, more than 3 mm wide and visible from the inside and outside, are classic signs of subsidence.
Large trees or shrubs close to the property can indicate a greater risk of ground movement due to roots pulling moisture from the soil, which can cause subsidence.
Merry advised checking if there are any trees subject to Tree Preservation Orders (TPOs), which limit the maintenance you can do.
She explained that subsidence represents a significant risk, especially for people living in the Greater London area, due to a type of shrinkable soil known as “London clay.”
Merry added: “The long, hot summer of 2026 means this is something we should particularly bear in mind – the Association of British Insurers reported that the average subsidence claim reached a record high of £20,000 in 2026.”
She continued: “A RICS Tier 3 building survey should reveal any subsidence issues, which, even if resolved by shoring, could make obtaining insurance more difficult, especially if they have occurred in the past 10 years.”
2. Proximity to water
Find out how close your property is to water as this is a good indicator of flood risk – something that may impact your home insurance.
“Many insurance companies ask detailed questions about proximity to water, and may deny a future claim if you don’t disclose it when you get your policy,” Merry said.
New builds may require more attention, with Merry warning that new data showed one in nine new homes built in England between 2022 and 2024 were in areas that may now be at risk of flooding.
What’s more, new buildings constructed since 2009 are also excluded from Flood Re, the government-backed reinsurance program that makes flood coverage more accessible.
Low-lying locations or adjacent to a river or fen such as Peterborough, Nottingham and Lincoln are most at risk of flooding.
Merry added: “Whether it’s a new build or an older property, you can get ahead by checking the flood risk yourself, either with the local authority (something only 16% of homeowners do) or Online zip code risk checker (Only 11% said they did.)
“A home in a high flood risk area may require specialist home flood insurance, so checking available providers by address on a price comparison site is a good way to see what your options are before committing to a purchase.”
3. Old electrical systems and external damage
Check inside the property for old appliances, frayed writing, burnt or discolored plugs or electrical boxes. It could put your home at greater risk of fire, Merry warned.
“Damaged, cracked or missing ceiling tiles also pose a risk, exposing your home to extreme heat, pests, debris and water ingress, which can cause short circuits and lead to an electrical fire,” she continued.
“Both are especially important when viewing older properties that haven’t been updated for a while or that have previously been left vacant.
“Standard policies should cover most accidental fire damage, but gross negligence will likely be excluded.”
Merry also urged buyers to consider the fire risks of homes near wasteland. Durham and Tunbridge Wells were identified as the areas most at risk from fires in the HomeProtect study.
Asking your real estate agent about local risks and searching online news about fire risks before exchanging can indicate your geographic exposure, she advised.
