What to check before buying a flat – a buyer's checklist

You have found a flat you like. The price fits, the location works, the layout is right. Before you sign a preliminary agreement and pay a deposit, though, it is worth spending a few hours checking things that do not show up in the photos. Here is the list – from the most important formalities to details that can save you from an expensive surprise.

The land register – the absolute starting point

The land-register number should be the first thing you ask for. You can check it free of charge on the Ministry of Justice website (ekw.ms.gov.pl). What to look at:

• Section I – property description. Does the area match the listing? Does the flat have appurtenances (a cellar, a parking space) recorded in the register?
• Section II – ownership. Who is the owner? If there are several co-owners, all must sign the contract. If the owner bought the flat during marriage, the spouse's consent to sell is required.
• Section III – rights and claims of third parties. Easements, life estate, claims from preliminary agreements. If something is here, you need to know what it is and whether it will be removed before the transaction.
• Section IV – mortgages. A mortgage does not block the sale (it is repaid from the price), but you need to know how much it is and whether the bank will issue a consent to its removal.

If no land register exists (this happens with cooperative ownership rights), ask for a certificate from the cooperative confirming the right to the flat and the absence of arrears.

Zoning plan and surroundings

Check the local zoning plan (MPZP) for the plot and the surrounding area. You can find it on the district office website or at geoportal.gov.pl. The plan will tell you what may appear outside your window in a few years – a block of flats, a shopping centre, a fast road. If there is no plan, check any building conditions issued for neighbouring plots.

It is also worth visiting the building at different times of day. Car park full at 10 pm? Noise from a nearby bar? Rubbish bins under the window? None of these show up in any document, but they can make or break daily comfort.

Building condition – what to look at

At the first viewing it is easy to be swept up by impressions – nice furniture, fresh flowers, the smell of coffee. But look at the flat again, without the emotions, and pay attention to:

• Walls and ceilings – cracks (especially diagonal ones near lintels), signs of past flooding, unevenness. Freshly painted walls can hide problems.
• Windows – do they close tightly, what profile do they have (old wooden vs. PVC vs. aluminium), are there signs of condensation between panes.
• Electrics – how many circuits are in the fuse box, are there residual-current devices, do sockets have an earth pin. Rewiring a 50 m² flat costs 10,000–20,000 zł.
• Plumbing – water pressure (turn on taps in the kitchen and bathroom at the same time), pipe material (copper, plastic, old steel), do drains work smoothly.
• Heating – type (district, gas, electric), age of the boiler, average winter heating bills. Ask the seller for recent statements.

The building and the owners' association

You are buying not just a flat but also a share in the building. Check:

• Common-area condition – stairwell, façade, roof, cellars. A neglected building signals that the association is not investing.
• Renovation fund – what is the monthly contribution and how much is in the account. An empty fund in a building that needs work means extra costs ahead.
• Payment arrears – ask for a certificate from the manager confirming the seller has no debts to the association or cooperative.
• Planned works – association resolutions about planned projects (lift replacement, thermal insulation) may mean one-off payments.

Questions worth asking the seller

Beyond documents, a few questions can reveal more than a technical visit:

• Why are you selling? (the answer often hints at hidden problems)
• What are the monthly charges (maintenance, utilities, heating)?
• Have there been any floods, breakdowns or problems with neighbours?
• What stays in the flat (furniture, appliances, light fittings)?
• When were the electrics, windows and boiler last replaced?

Summary – and what we do for our clients

The list is long, but most of these checks can be done in a day or two. If you buy with us, we handle them for you: we verify the land register, check the zoning plan, order certificates from the building manager and make sure the preliminary agreement protects your interests. The costs you will face when buying are described in detail in a separate article.

Looking for a flat in Warsaw? See our current listings – each one includes a purchase-cost calculator and a full description of the legal status.