Viewing an old house in the Entre-deux-Mers:

What should you check when viewing an older house?

Before buying an older house, prioritise checking the roof, structure, damp, building services and history of work carried out. Supplement these observations by reviewing the available documents and the immediate surroundings. A viewing can reveal warning signs; it cannot provide a complete technical assessment.

Start outside, then explore the rooms and outbuildings. Note down your questions and request a second viewing if necessary. In the Entre-deux-Mers, as in southern Gironde, two neighbouring houses can be in very different conditions: a building’s age alone never tells you how sound it is.

Appreciating the charm of a stone house also means taking a careful look at its upkeep and alterations.

1. Roof and roof timbers: start with what protects the house

From the garden or street, look at the rooflines, displaced tiles, gutters and flashing around chimneys. Any distortion or signs of water runoff deserve an explanation. Inside, look for water stains on ceilings and around roof windows.

Ask when the roof covering was last inspected, repaired or replaced, and which sections were involved. Replacing a few tiles is not the same as replacing the entire roof covering. If the loft can be accessed safely, a professional inspection can clarify the condition of the roof timbers, covering and insulation.

Holes in timber or old marks alone do not establish that an infestation is active. Ask for any available reports and records of treatments carried out. If in doubt, consult a specialist before estimating the cost of repairs.

2. Damp: identify the cause before considering the solution

A persistent smell, blistering paint, deteriorating mortar joints or marks at the base of walls should attract your attention. Check corners, rooms with little heating, spaces behind furniture where possible, and any cellars.

Damp can result from water ingress, a leak, rising damp or inadequate ventilation. The treatment depends on the source of the problem. Fresh paint or a dehumidifier therefore does not mean that the underlying cause has been resolved.

For a stone house, also check whether previous renovation work is appropriate for the building. ADEME highlights the importance of materials that allow moisture to escape from older buildings. Any insulation project must take account of how the existing walls manage moisture.

3. Cracks and floors: know when to seek a technical opinion

Not all cracks have the same significance. Their location, shape, development and associated defects matter more than a quick judgement of their width. Also look for doors that are difficult to close and uneven floor levels.

Ask the seller when the cracks appeared, whether they have changed and what repairs have been carried out. If there is an expert report, monitoring record or insurance claim file, ask to see the relevant documents. A filled crack should come with an explanation.

The Géorisques guidance on clay soil shrinkage and swelling explains how ground movement can affect buildings. Exposure must be checked at the property’s exact address: it cannot be inferred solely from the name of the municipality. If a defect appears to be structural, consult a suitably qualified professional.

4. Heating, ventilation and building services: assess everyday comfort

Ask how old the heating system is, request maintenance records and review available energy consumption figures, taking account of the number of occupants and their habits. Low bills in a rarely occupied house do not predict your own running costs.

Look at air inlets and extract vents. Newer windows may be an improvement, but they do not guarantee adequate air renewal. ADEME emphasises the role of ventilation in removing moisture and pollutants.

Also review the available property inspection reports and ask what work has been carried out on the electrical installation, plumbing and wastewater system. A renovated kitchen tells you nothing about the condition of concealed services. For a private wastewater treatment system, review the latest inspection report and ask for clarification of any work identified as necessary.

5. Land and surroundings: assess the property at its exact location

On the right bank, around Langoiran, Le Tourne, Lestiac-sur-Garonne or Tabanac, look at the plot’s position, slopes and rainwater drainage. A property close to the Garonne and a house on a hillside require different checks.

On the left bank, in Portets, Castres-Gironde, Saint-Morillon or La Brède, apply the same approach: access, water drainage, neighbouring properties, upkeep of the grounds and constraints specific to the plot. Consult Géorisques to supplement the information provided about the property.

If possible, return at a different time of day. This will help you assess natural light, traffic and surrounding noise. Also check your regular journeys and the availability of internet and mobile services at the exact address.

6. Previous work and budget: turn your observations into decisions

A house advertised as renovated deserves a precise description of the work carried out. Ask for dates, invoices, details of the contractors involved and, depending on the work, the relevant planning documents and insurance certificates.

Before deciding whether to proceed, put together a simple checklist:

• Building protection: roof covering, water drainage and any water ingress.
• Technical condition: structure, damp, building services and wastewater system.
• History: invoices, reports, maintenance and alterations.
• Your plans: changes to the layout, comfort improvements and decoration.
• Budget: detailed quotations for major work and a contingency allowance.

Focus on the overall cost of the project: the purchase, associated fees and renovation work. Compare genuinely comparable properties, particularly in terms of location, condition and outbuildings. Browse our properties for sale in the Entre-deux-Mers and southern Gironde to refine your criteria.

FAQ: buying an older house in the Entre-deux-Mers

Should a crack put you off buying?

No, a crack alone is not a reason to rule out a property. You need to understand its cause and development, seeking a technical opinion when the signs warrant it.

Can you buy an older house with damp?

Yes, provided the cause is identified and the necessary work is assessed. A purely cosmetic solution does not give you a reliable basis for budgeting.

Does the DPE assess the condition of the roof and structure?

No, the DPE, France’s energy performance assessment, concerns the home’s energy performance. It does not replace a technical assessment of the roof covering, roof timbers or foundations.

Is it useful to return with a tradesperson before making an offer?

Yes, particularly if you are considering substantial work. A viewing with a professional, arranged with the seller’s agreement, helps clarify its feasibility and cost.

Prepare for your purchase with Bonhomme Immobilier

Are you looking for an older house in Gironde? Contact Bonhomme Immobilier to refine your criteria, arrange viewings and identify the documents to review.

Langoiran office — Bonhomme Immobilier: 35 Avenue du Général de Gaulle, 33550 Langoiran. Telephone: +33 (0)9 73 26 77 81. Your local contact for the right bank and the Entre-deux-Mers.

Saint-Selve office — Bonhomme Immobilier: 11 Grand Rue, 33650 Saint-Selve. Telephone: +33 (0)5 40 05 14 03. Your local contact for the left bank, the Graves and southern Gironde.