Show Flat and Building Site Visits: What to Ask the Developer

Visiting a show flat and the building site is the best opportunity to find out exactly what you will get. A show flat conveys the atmosphere and the proposed layout, but it does not always match the standard included in the price. It is therefore worth going with a prepared list of questions, asking about specific details and having the answers confirmed in writing.

Before the visit: what to prepare

Good preparation saves time for you and for the sales agent. Before you go to the meeting, put together a basic overview:

• Go through the project catalogue and choose only those that match your location, layout and budget.
• Find out who the developer is, what other projects they have completed and how those are rated.
• Consider how much you can afford to pay each month. The calculator gives you a rough idea, but a mortgage specialist will confirm the exact financing terms.
• Take a tape measure, a phone for taking photos and a notepad. A knowledgeable friend or family member can also help.
• Write down your priorities: orientation to the points of the compass, floor, parking, balcony, cellar, noise from the surroundings.

You can find the general process of the whole purchase in the guide to buying a new build.

The show flat: what is standard and what costs extra

A show flat is often fitted with above-standard features, designer furniture and lighting that are not included in the price. So ask directly:

• Which features are included in the base price and which cost extra? Ask for them to be listed.
• What flooring, wall tiles, floor tiles, sanitary ware and doors are included as standard? Is there a list of brands and types?
• Are a fitted kitchen, built-in wardrobes and window shading included in the price?
• What options are there for changing the layout (partition walls, positions of sockets, wiring and pipework), and by when must such requests be submitted?
• How much do changes from the standard cost and how are they charged? Ask for specific amounts in writing.

Also pay attention to things you can measure: the actual ceiling height, door widths, window sizes and the number of sockets and switches. The show flat may differ from the unit you have chosen in both size and orientation, so check which flat you are actually viewing.

The site visit: what to look at and ask

If the building is still under construction, ask for a tour of the building site or the shell construction. Follow the safety instructions and move around only when accompanied by a representative of the developer.

• State of the works: Is progress in line with the schedule? Ask what the current completion dates are and what could delay them.
• Structure and insulation: What is the building made of, and what is the acoustic insulation between flats and between floors? Ask for the technical report.
• Windows and façade: What type of windows and glazing is used, and who carries out the work?
• Contractor: Does the developer build themselves or through a general contractor? What references do they have?
• Surroundings: What will be built next door? Ask about the zoning plan, planned development, roads and greenery. You can find wider context for each location.

Once the building is finished, it is worth considering an independent technical inspection when the flat is handed over. Consult an expert about how to arrange it.

Contract, payments and warranties

On these topics, do not rely on verbal assurances. Do ask the questions, but what matters is the text of the contracts, which should be reviewed by a lawyer.

• What type of contract is concluded (reservation agreement, contract for a future contract, purchase agreement) and what are the terms of each?
• How are payments and their security handled? For example, whether the money is held in escrow and what triggers its release.
• What happens if completion is delayed? Does the contract include penalties and how are they set?
• What are the conditions for refunding the reservation fee if you do not obtain financing?
• What warranty is provided for the building and for the fittings, and how are defects reported and resolved?
• How will the handover of the flat and the recording of defects proceed?

A lawyer will explain the specific statutory deadlines, limits and risks. Check your mortgage with a mortgage specialist before signing the reservation.

Building operation and living costs

The price of the flat is not your only cost. Also ask about what you will pay after moving in:

• How will the building be heated and the water warmed? How is consumption measured?
• What is the expected level of service advances and the repair fund, and what is the estimate based on?
• Who will manage the building after the initial period, and how will a manager be chosen or an owners' association be formed?
• What is the energy performance of the building, and what technologies are included (heat recovery ventilation, cooling, photovoltaics)?
• Do the flats come with parking spaces, a cellar or a bicycle room, and are they included in the price or paid for separately?
• What is the internet connection like, and how do the building's facilities work (lifts, entrance gates, electric vehicle charging)?

How to assess the answers

After the visit, compare your notes and have the answers confirmed by e-mail or in an annex to the contract. Watch carefully how the sales agent answers: a good sign is when they can answer factually, offer documents and admit what they do not yet know. Beware of pressure to decide quickly without the chance to study the contract.

Compare at least several projects using the same list of questions. If you are not sure about your choice, you can use the housing inquiry form and receive offers that match your requirements.

Frequently asked questions

Is the show flat the same as the flat I will buy?

Not always. A show flat may have a different size, orientation and fittings. Always check which features are included as standard in your unit, and ask for a floor plan of the specific flat.

Can I come to the viewing with an expert?

Yes, most developers have no problem with it. It is a good idea to arrange in advance for a building technician or a knowledgeable acquaintance to attend. For completed buildings, you can also commission an independent inspection.

Should I have the contracts checked?

Yes. We recommend showing both the reservation agreement and the purchase agreement to a lawyer, and discussing financing with a mortgage specialist before signing.