Complete Guide to Avoiding Pitfalls in Property Viewing and Contract Signing: From Viewing to Getting the Keys

When viewing a property to buy or rent, agents and landlords always show the "best side." This article teaches you a systematic approach to see through the surface, spot hidden issues, and protect yourself when signing the contract.

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🔍 Viewing Stage: Systematic Inspection Checklist

Property Structure Inspection

Floor Level and Orientation:

• Top floor: Check if insulation/waterproofing is adequate (look for water seepage marks)
• Ground floor: Check for dampness (inspect base of walls)
• South-facing: Best natural light, but verify if indoor lighting is truly sufficient
• North-facing: Poor long-term lighting, cold in winter

Wall Inspection (Key Focus):

• Gently tap the wall with your finger and listen to the sound:
  • Solid sound → Wall is intact
  • Hollow sound → Interior may be detached, requiring major repairs
• Check corners and ceilings: Yellow/brown stains = water seepage marks
• Above window sills and curtain tracks: Check for mold (black spots)
• Kitchen/bathroom corners: Check for blackened grout (mold)

Floor Inspection:

• Shine your phone flashlight at a low angle across the floor: Check for unevenness
• Tap floor tiles: Hollow sound = loose tiles that may detach
• Wood flooring: Step on it and listen for obvious creaking (sign of deformation)

Plumbing and Electrical Inspection

Water:

• Turn on all faucets and check: Is water pressure sufficient (does it remain strong when multiple are open simultaneously)?
• Run the water heater and time how long it takes to get hot water (reflects hot water pipe length)
• Inspect pipe joints for water stains (signs of past leaks)
• Open cabinets under the kitchen sink: Check for dampness or water stains

Electricity:

• Flip all switches to test if they work properly
• Locate the distribution panel and check if all circuit breakers are intact
• Air conditioner circuit: Confirm it has a dedicated line (not shared with other appliances)
• Ask about the meter type (single meter vs. shared meter for multiple units = potential disputes)

Gas:

• Confirm the gas meter location
• Check if the stove ignites properly

Ventilation and Natural Light

• Open windows and check: Sources of outdoor noise (roads, construction sites, schools, etc.)
• Observe the distance to the building opposite (affects natural light)
• Visit on a sunny day: Check natural light levels indoors without turning on lights

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🏢 Hallways and Common Areas

Common Amenities (Package Delivery, Parking, etc.):

• Number of elevators vs. number of units in the building (wait times during peak hours)
• Parking availability (owned parking space, leased, or temporary)
• Package locker/reception situation

Hallway Condition = Barometer of Property Management Quality:

• Clean hallways, working lights = Property is being managed
• Cluttered hallways, broken lights = Poor property management

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📜 Contract Stage: Key Clause Review

Purchase Contract (Commercial Property Purchase)

Pre-sale Contract vs. Completed Property Contract:

• Pre-sale (off-plan): Sold before construction is complete; delivery timeline is uncertain
• Completed property: Already built; relatively lower risk

Key Clauses:

1. Property Area Agreement

   • Gross floor area vs. usable floor area (the difference is the common area)
   • Common area ratio agreement (elevator buildings are typically 25-30%)
   • If the area discrepancy exceeds 3%, the buyer has the right to claim liability

2. Delivery Date and Liability for Breach

   • Clearly state the delivery date
   • Penalty standard for developer's late delivery (recommended: no less than 0.02% of the contract price per day)
   • "Delivery conditions" must be clearly specified (water, electricity, gas connected; doors and windows intact, etc.)

3. Quality Warranty Period

   • Foundation/main structure: Legally mandated 10 years
   • Waterproofing works: 5 years
   • Electrical and plumbing: 2 years
   • Ensure these statutory warranty periods are written into the contract

4. Supporting Facilities Agreement

   • Are promises about schools, shopping malls, green spaces, etc., written into the contract?
   • Verbal promises have no legal force; they must be in the contract!

5. Contingency Clause for Loan Failure

   • If the bank loan application is not approved, can the buyer cancel the contract without paying additional penalties?
   • This clause must be clearly stated in the contract

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💰 Earnest Money vs. Deposit

Many people confuse these:

	Earnest Money (定金)	Deposit (订金)
Legal Effect	Legally binding (Contract Law)	Advance payment, no special binding
Buyer backs out	Earnest money is forfeited	Refunded
Seller backs out	Double refund	Refunded
Maximum Amount	No more than 20% of contract price	No upper limit

Strategy: Before confirming the purchase, only pay a "deposit" (refundable), not "earnest money" (non-refundable).

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🛠️ Handover Inspection Checklist

Systematic inspection during property handover:

Exterior Structure

• No obvious cracks on exterior walls
• Exterior windows are undamaged with good sealing
• No standing water or safety hazards in common areas

Interior

• Measure room dimensions (compare with contract agreement)
• Floor is level (use a long straightedge)
• No cracks on walls (especially structural walls)
• No water seepage on ceiling
• All doors and windows open and close smoothly, seals are intact

Water, Electricity, Gas

• Water pressure is normal, all outlets work properly
• All power outlets are live (test with a multimeter)
• Distribution panel is clearly labeled, all switches are present
• Gas valve is normal, no leaks (test with soapy water)

Waterproofing

• Perform a water ponding test in the bathroom (fill with 2-3cm of water, check downstairs after 48 hours)
• Check kitchen and balcony the same way

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⚠️ Common Agent Tactics and How to Respond

"If you don't buy now, the price will go up" → This is a sales pressure tactic. Judge the market situation yourself; don't be rushed.

"Many people are looking at this property; it will be gone if you don't decide today" → It might be true, but what matters is whether you really like it. → Ask for "2 days to think it over." If it's really gone, that's normal.

"These issues are easy to fix; they won't affect living" → Ask for a specific explanation of how to fix them and who will bear the cost. → Get it in writing as a supplementary clause in the contract.

"Our company is professional; you don't need to study the contract yourself" → Always read and understand the contract yourself. Consult a lawyer for any clauses you don't understand.

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📋 Final Property Selection Checklist

• Verify property title (check the real estate register)
• Conduct an on-site inspection (under different lighting conditions, morning/afternoon)
• Perform wall tapping test (for hollow spots)
• Test all water, electricity, and gas
• Check ceilings and corners for water seepage
• Understand hallway/property management conditions
• Read key contract clauses one by one
• Get verbal promises in writing in the contract
• Understand the difference between earnest money and deposit
• Budget for legal consultation fees

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This article is based on real estate law and property inspection practical knowledge and does not contain recommendations for any brands or agencies.