Most buyers spend 20–30 minutes at a showing and leave with a feeling — "I love it" or "not quite" — without a systematic record of what they actually saw. A structured viewing approach helps you compare properties objectively and catch problems that emotion tends to skip over.
Start outside before you go in
Walk the perimeter of the lot before entering. Check the grading: the ground should slope away from the foundation on all sides. Flat or inward-sloping ground channels water toward the basement — one of the most common and costly problems in older Toronto homes. Look at the roof from the street: missing shingles, sagging ridgelines, and heavy moss growth are visible from the curb. Note the age of the roof if the listing doesn't disclose it — a standard asphalt shingle roof lasts 20–25 years, and replacement runs $10,000–$20,000 depending on the home.
Check the driveway and any shared fencing. Look at neighbours' properties — deferred maintenance on either side can indicate a street with lower owner occupancy or a neighbourhood in transition, depending on what you're looking for.
Foundation and basement
Go to the basement first, before you fall in love with the kitchen. Look at the foundation walls for horizontal cracks (a structural concern — soil pressure pushing inward), vertical cracks (usually settling, less serious), and white mineral deposits called efflorescence (evidence of past water infiltration). Smell matters: musty or damp air suggests chronic moisture. Check for water stains along the base of walls and around the floor drain. Ask when the waterproofing was last done.
Mechanicals: furnace, water heater, electrical panel
Find the utility room. Note the age of the furnace — printed on the data plate — and whether it's forced air gas (standard) or something else. Older furnaces (15+ years) are approaching end of life. A mid-efficiency furnace replacement costs $4,000–$7,000; high-efficiency runs $6,000–$10,000 installed. Check the water heater age (also on the data plate) — owned tanks last 10–15 years, rental tanks are cheaper upfront but carry a monthly cost.
Look at the electrical panel. Federal Pacific and Zinsco panels — common in homes built before 1990 — have documented safety concerns and may be flagged by insurers. Knob-and-tube wiring (pre-1950 homes) is another insurer concern. If you see these, factor replacement into your budget estimate.
Kitchen and bathrooms
Turn on faucets and check water pressure. Look under the kitchen sink for water stains or soft cabinet material around the pipes — signs of a slow leak. In bathrooms, press gently on the wall tiles around the tub and shower: soft or hollow-sounding tiles indicate moisture behind the wall, which can mean mould and substrate damage. Check the caulk condition — re-caulking is cheap, but deteriorated caulk that's been ignored often means more expensive repairs beneath.
Windows, doors, and insulation
Fog or moisture inside double-pane windows means the seal has failed — the window still functions but loses its insulating value. Failed seals on all windows in a house is a $10,000–$20,000 replacement project depending on window count. Check that doors open and close squarely — racking can indicate settling or structural movement. Feel window frames and exterior wall corners in winter for cold drafts, which signal insulation gaps.
Attic
If possible, get a look in the attic. You're checking for adequate insulation (R-50 is current Ontario code; older homes often have much less), proper ventilation (soffit-to-ridge airflow prevents ice dams and moisture buildup), and signs of past or current roof leaks (staining on the sheathing). Vermiculite insulation, common in homes built before 1990, may contain asbestos — don't disturb it and flag it for the home inspector.
What to record at every showing
Take photos of every room, the mechanical room, the basement walls, and anything unusual. Note your gut sense of room proportions, natural light, and traffic noise — things photos don't capture. Record the address, asking price, list date, and your initial price estimate. After six showings, memory collapses; notes don't.
A viewing is not an inspection. You're making a go/no-go decision about submitting an offer, not assessing the full condition of the property. If you proceed, a home inspection by a qualified OAHI or PHIA member is the right tool for the detailed assessment.