7 Things to Check Before Making an Offer

The viewing went well, you felt the vibe, and you think: this is it. Then comes the adrenaline of bidding. But making an offer is more than naming a number — it's a legal step with financial consequences. Seven things to check before you bid.

1. Know Your Exact Financing Capacity

Do you know exactly what you can borrow? Not roughly, but precisely — including your own capital, buyer's costs, any renovation reserve, and additional costs like notary, appraisal, and advisory fees. Buyer's costs typically amount to 4-6% on top of the purchase price. Anyone who doesn't factor this in is bidding with the wrong budget. Ask your mortgage adviser before viewing for a concrete maximum amount — not an estimate, but a figure.

2. Check Zoning and Building Permits

Want to renovate, expand, or add a shed or garage? Then zoning is crucial. Not everything that's already there was permitted, and not everything you want to build is allowed. Check through the Environment Portal or municipality whether zoning aligns with your plans. Has the seller done renovations? Then ask for proof of the permit — or explicitly ask if everything was permit-free.

3. Get a Professional Home Inspection

A professional home inspection costs between €300-€500 and gives you insight into the home's condition: foundation issues, moisture spots, roof condition, electrical, heating system. If there are defects, you then have three options: withdraw your offer, ask for a lower price, or negotiate repairs. Without an inspection, you're bidding blind.

In a tight market, some buyers choose to do the inspection after the purchase agreement. That's riskier — you're then already legally bound. Try to arrange the inspection before your final offer, even if that costs you a few hundred euros more if you ultimately don't buy the home.

4. Check the HOA Situation for Apartments

Buying an apartment? Then check if there's an active Homeowners Association (HOA), what the monthly service fees are, if there's a multi-year maintenance plan, and what financial reserves the HOA has. An HOA without reserves or without a maintenance plan is a risk — for major repairs (roof, facade) you as an owner get pulled in for any special assessments.

5. Ask About the Reason for Sale

This might feel uncomfortable, but the reason for selling says a lot. Is the seller moving voluntarily for a new job or larger home? Then there's little urgency. Must the home sell quickly due to divorce, inheritance, or financial pressure? Then there's more room for negotiation. You don't need to use the reason as leverage — but it gives you context to understand how much negotiating room there is.

6. Determine Your Strategy for Conditions Precedent

Before you bid, you need to decide which conditions precedent you include. The two most common are: the financing contingency (you can cancel if your mortgage doesn't come through) and the home inspection contingency (you can cancel if serious defects are found). Both provide protection. They can make your offer less attractive to the seller — but they protect you if something goes wrong. Discuss with your agent what makes sense given your financial situation.

7. Check the Legal Status of the Home

Get the deed and verify that the home is fully owned by the seller. Check if there are easements, leasehold, or other restrictions on the property. This is shown in the property registry extract. If in doubt, have a notary review it before you make your offer — that's cheaper than surprises after closing.

Conclusion

Making an offer feels exciting, but it's first and foremost a business decision. Seven checks — from financing to legal status — give you the confidence to bid with knowledge. Those who skip preparation bid blind. Those who check thoroughly bid with confidence.