House hunting? Here's how to get the most out of showings and open houses

House hunting can feel like a rollercoaster, equal parts exciting and overwhelming. On the one hand, you're stepping into homes and picturing your future. On the other hand, there's pressure to make the right call on one of the most significant financial decisions of your life.

To make the most of every viewing, without burning out, here's how to approach showings and open houses with a clear head and a solid plan.

1. Don't cram your calendar

It's easy to get carried away and book six or more viewings in a single day, especially when the listings look great online. But house-viewing fatigue is very real.

After the third or fourth property, homes start to blur together, and you won't remember whether it was the second or the fifth house that had the kitchen you loved, but the odd smell in the passage.

Aim for no more than three viewings in a day, and allow time to reflect afterwards. Jot down what you liked, what didn't work, and whether the home meets your needs. This isn't just a checklist, it's your future.

"House hunting can be emotional, so it's important to pace yourself. Seeing too many homes in a short space of time can cloud your judgment," says Michelle Cohen, Principal at Leapfrog Johannesburg North East. "Take notes, compare thoughtfully, and give yourself space to imagine living in each home."

2. Know your non-negotiables

Before stepping into any house, get clear on what matters most to you. Is it natural light in every room? A private garden? Space for a home office? Or maybe it's proximity to good schools or avoiding a cul-de-sac?

Write down your deal-breakers and must-haves. During viewings, tick off what each property offers and be honest with yourself about where you're willing to compromise, and where you're not.

3. Visit at different times of day

A home that feels bright and airy at noon might be gloomy and cold by evening. Try to see your shortlisted properties at different times of the day to get a full picture of the natural light, noise levels, and street activity.

This is especially important if you're a gardener or someone who loves a sun-filled home. Observing how sunlight moves through the property can help you avoid disappointment after move-in day.

4. Do two walk-throughs-one with your phone and one without

It's tempting to record everything on your phone during a showing, but that screen can also distract you from truly experiencing the space.

Do your first walk-through with your phone in your pocket. Look carefully. Open cupboards. Check finishes. Notice how it feels to walk through the space. Then, once you've taken it all in, do a second loop and film for reference. That way, you've got footage to revisit later, without missing the whole picture in real time.

5. Be kind to your estate agent

Your estate agent is your partner in this process. A good agent isn't just chasing commission. They're invested in helping you find the right home. They also often have influence with the seller, especially in competitive markets.

Treat them with respect, keep communication open, and lean on their knowledge of the area and the property. They can offer context that photos and online listings never will.

"The right home does more than tick boxes on paper. It's the one that feels right when you walk through the door. So, trust your instincts, but also take the time to make a well-informed decision. It's a big move, literally and financially, and it's best to let it be a thoughtful one," Cohen concludes.