Look past the styling and check the land, the street, the structure, the services and the paperwork. In Como, pay extra attention to drainage near the river, noise from busy roads, the age of the house, termite and asbestos risks, and strata health for townhouses and units. Then compare the price with recent sales of similar homes.
Think of an inspection like a medical check up. A nice smile tells you little. The blood test tells you the truth.
If you're browsing any property for sale Perth has listed in Como, you'll see leafy streets, river breezes and plenty of freshly staged lounge rooms. That's the easy part to enjoy. Here's how to inspect the harder parts, step by step, so your decision rests on facts and not on a well placed vase of flowers.
What Makes Como Different
1. Riverside Streets and Everyday Convenience
Como sits beside the Canning and Swan Rivers, close to the city, with parks, the Collier Park golf course, local cafes and train access at Canning Bridge nearby. Families like the schools and the relaxed pace. Many buyers comparing houses for sale Perth wide end up here because it offers space and lifestyle without some of the price pressure of prestige riverfront suburbs. That popularity means you'll often compete, so you need to inspect quickly and well.
2. A Mix of Old, New and Strata
Como has older brick homes, renovated family houses, modern rebuilds, townhouses and apartments, sometimes on the same street. Each type has different risks. An older house needs a close look at structure and services. A new rebuild needs a check on workmanship and approvals. A townhouse or unit needs a strata review. Know which type you're inspecting before you start.
3. Why You Should Inspect Slowly
Open homes are short and busy. Buyers hurry through, nod at the kitchen and leave. Resist that. Visit twice if you can, once at an open and once at another time of day, with a checklist in hand and a second person to notice what you miss.
Before You Go Checklist
- A torch and a phone for photos
- A printed checklist of questions
- A friend or relative for a second opinion
- The listing and any available reports
- A list of your must haves and dealbreakers
Look Hard at the Land and the Street
1. Block Size, Shape and Aspect
Land is a big part of value in Como. Check the size of the block, its shape and which way the backyard faces. A north facing living area usually enjoys better light and warmth in winter. Look at how much usable space remains once the house, driveway and any sheds are counted. A big title can still have a small useful yard.
2. Drainage and River Proximity
Being close to the river is lovely, and it's worth asking how the block handles heavy rain. Look at where water would flow, whether the yard slopes toward the house and whether there are signs of pooling or damp. Ask the City of South Perth about any flood, drainage or foreshore considerations for the property, and don't assume that a nearby street's situation applies to this one.
3. Traffic and Noise
Stand outside and listen for a few minutes. Busy roads such as Canning Highway can make a difference to sleep, to the garden and to resale. Visit at peak times, in the morning and late afternoon, and again in the evening. Check for noise from nearby shops, schools, sports grounds and bus routes too.
Street Checklist
- Which way the block faces
- How the yard drains in rain
- Noise at different times of day
- Parking for you and for visitors
- Condition of neighbouring homes
- Distance to schools, shops and transport
Inspect the House Itself
1. Roof, Ceilings and Walls
Look at the roof from the street for sagging lines, missing tiles, rust and patches. Inside, scan ceilings for stains, which can show past or current leaks. Look for cracks in walls, especially wide ones, ones that run diagonally from corners of doors and windows, and ones that look recently painted over. Press gently on suspect spots, and note anything that feels soft or crumbly.
2. Floors and Subfloor
Walk across each room slowly. Notice bounce, slope or squeaks. If the house has a timber subfloor, ask to see it, or ask your building inspector to check it. Poor ventilation underneath can lead to rot and termite problems. Concrete slabs have their own issues, such as cracks and movement, so look closely at those too.
3. Windows, Doors and Damp
Open and close every window and door. Sticking frames can mean movement or humidity. Smell the air in bathrooms, laundries and wardrobes for mustiness. Check the bottom of walls and skirting boards for bubbling paint, stains or salt marks, which can point to rising damp.
Inside Checklist
- Roof, gutters and downpipes
- Ceilings free of stains
- Walls without large or fresh cracks
- Floors firm and level
- Windows and doors working smoothly
- No musty smells or damp patches
Check Services and Safety
1. Electrical and Plumbing
Open the switchboard if you can. Older ceramic fuses and crowded boards can mean outdated wiring. Run taps, flush toilets and check water pressure in the kitchen, bathrooms and laundry. Ask the age of the hot water system, because replacing one can be a surprise cost. Ask whether any electrical or plumbing work has been done recently, and by a licensed tradesperson.
2. Asbestos and Termites
Homes built before the late 1980s may contain asbestos, often in eaves, wet areas, fences or sheds. It's usually safe if left alone, and it needs careful handling in any renovation, so find out where it is. Termites are a real risk in Western Australia. Ask for a current timber pest report, and ask about any treatment history. Look for mud tubes, hollow sounding timber and damaged skirting.
3. Smoke Alarms and Pool Barriers
Check that smoke alarms are present and working. If there's a pool or spa, look closely at the fence, gate and latch, and ask whether the barrier meets current requirements. Rules and compliance dates can change, so confirm the details with the council or a qualified inspector, because fixing a barrier can cost real money.
Safety Checklist
- Modern switchboard with safety switches
- Plumbing with no leaks or low pressure
- Hot water system age and condition
- Timber pest report in hand
- Asbestos locations identified
- Smoke alarms and pool barriers checked
Extra Checks for Townhouses and Units
1. Fees and the Sinking Fund
For strata properties, ask for the levies and what they cover. Look at the sinking fund, which pays for major future work like roof repairs and repainting. A thin fund can lead to big special levies later. A very low levy isn't always a bargain if it means the building isn't being looked after.
2. Minutes and By-Laws
Read recent strata meeting minutes. They often reveal disputes, planned works and recurring problems that a sales brochure won't mention. Check the by-laws on pets, renovations, parking and short term rentals, because they affect how you can live in the property.
3. Shared Walls and Parking
Visit when neighbours are likely to be home. Listen for noise through shared walls and ceilings. Confirm exactly which car bays and storage areas are yours, and how visitors can park. A townhouse with its own driveway and no common property is a different proposition from one inside a larger complex, so check how it's titled.
Strata Checklist
- Levies and what they include
- Sinking fund balance and planned works
- Recent minutes read
- By-laws reviewed
- Noise from neighbours tested
- Parking and storage confirmed
Check the Paperwork and Approvals
1. Title and Easements
The certificate of title shows ownership, boundaries and any easements, such as drainage or service access. An easement can limit where you can build. Ask your settlement agent or solicitor to explain what appears on the title and what it means for you.
2. Approvals for Extensions
Many Como homes have been extended or modified. Ask for the building permits and plans, and compare them with what's actually on the block. Unapproved verandahs, granny flats, sheds and pergolas can cause problems with insurance, resale and the council. Don't accept "the last owner did it years ago" as an answer.
3. Rates and Running Costs
Ask for the latest council rates and water charges. Check what insurance is likely to cost, especially for older homes or properties near water. Get a quote before you sign, because a high premium can change the true cost of owning the place.
Records to Request
- Certificate of title and easements
- Building permits and plans
- Council rates and water notices
- Recent building and pest reports
- Strata documents for units and townhouses
- Warranties for recent work
Compare the Price With Real Sales
1. Use Sold Prices, Not Asking Prices
An asking price is a hope. A sold price is a fact. Ask your agent to show recent sales of similar homes nearby, with addresses, sizes and dates. Browsing any property for sale Perth wide can make prices look higher or lower than they are, so use sales evidence to cut through the noise.
2. Adjust for Condition and Land
Two houses on the same street can sell for very different prices. Block size, aspect, renovations, parking and street position all change the number. Write down each difference and give it a rough dollar value. Then check whether the asking price fits.
3. Check Rent as a Sanity Test
Weekly rent shows what the market will pay to live in a home. Multiply weekly rent by 52 and divide by the price to estimate a gross return. Here's an example only, with made up figures. A $1,500,000 house renting at $900 a week earns $46,800 a year, which is about 3.1 percent gross before costs. Compare that with similar homes nearby. A return far below its neighbours may mean the price runs ahead of the market, though owner occupier demand also matters.
Price Check
- At least three recent comparable sales
- Adjustments for land and condition
- Rental estimate for comparison
- Costs added: rates, insurance, repairs
- A second opinion on price
Get Advice Before You Commit
1. Talk to a Local Agent
A local agent knows which streets have drainage issues, which have busy traffic and which homes hold their value. We offer free, no obligation appraisals, and part of that is a straight discussion of what we see in a property. Check that any agent you use holds a current licence through Consumer Protection WA, and compare more than one opinion if you're unsure.
2. Bring in Independent Inspectors
Book a qualified building inspector and a timber pest inspector, and add an electrician, plumber or engineer if something looks wrong. Independent reports protect you in a way the seller's reports can't. For strata homes, ask a solicitor or settlement agent to review the documents.
3. Give Yourself Time
It's easy to feel pushed when houses for sale Perth buyers want are drawing crowds. A day to think and check is usually worth it. Make your offer conditional on finance and inspections where appropriate, and know your limit before you walk in.
Questions for Your Agent
- What have similar homes sold for recently?
- Are there drainage or flooding issues on this street?
- Has the property been extended, and are there approvals?
- How long has it been on the market?
- What problems do you often see in homes like this?
Conclusion
Inspecting a Como property well means looking past the staging. Check the land and the street, the structure and the services, the paperwork and the strata if there is one, and then compare the price with real sales. Use independent reports and take your time. Do that and you'll buy with your eyes open, whether you're after a family home, a townhouse or an investment. A local agent can help you read the evidence and avoid surprises, which matters in a market where good homes move quickly.
Frequently Asked Questions
1. What is the most important thing to check in a Como property?
The structure and the land. A building and pest inspection, plus a look at drainage and street noise, will reveal most big risks before you make an offer.
2. Do I need a building inspection for a newer home in Como?
Yes. Newer homes can still have workmanship issues, unapproved changes or poor drainage, so an independent inspection is worth the cost.
3. Should I worry about flooding near the river?
Check, rather than assume. Ask the City of South Perth about any flood or drainage matters for the specific property, and look at how the block handles heavy rain.
4. How do I know if a townhouse in Como has healthy strata finances?
Ask for the strata financial statements and recent meeting minutes. Look at the sinking fund, planned works and any special levies.
5. Who can help me compare houses for sale Perth wide and find a fair price?
A local, licensed agent who can show recent sales of similar homes. Ask for the evidence in writing, and compare more than one opinion.
