Last month, my client Mandy was thrilled to sign a provisional agreement and purchase a 'bargain property' in Kowloon Tong. Who would have thought that after moving in, the first heavy rain caused water leakage from the master bedroom ceiling, and water stains appeared by the window. She lamented to me, 'I should have viewed the property on a rainy day.' This may sound like a cliché, but did you know? According to the Consumer Council's 2023 complaint data, over 40% of housing disputes are related to 'hidden water leakage issues,' which are completely invisible on sunny days.
Today, I will use my 15 years of real estate experience to tell you: why 'looking at houses on rainy days' is not superstition, but a required course for professional buyers. Whether you are a young person buying your first home or a middle-class family looking to move, this article can help you avoid tens of thousands of dollars in maintenance traps.
The Scientific Principle of Viewing Houses on Rainy Days: How the Weather 'Tests' the Quality of a Property
Many people think that viewing a property on a rainy day is just to check for water leakage, but it is actually much more than that. Rainy days are like a 'stress test' that can reveal multiple hidden issues in the unit in a short period of time.
Water leakage problems have nowhere to hide
The age of second-hand properties in Hong Kong's real estate market is generally high. According to data from the Rating and Valuation Department, over 50% of private residential buildings in the city are more than 20 years old. The most common problem with these old buildings is water leakage. On sunny days, walls, ceilings, and window areas may seem perfectly intact, but a heavy rain can expose the problems in full.
:::tip Expert Tips Key inspection locations:
- Ceiling corners: Especially the areas near exterior walls
- Around the window frame: Check for water stains or signs of mold
- Air Conditioner Location: This is the source of water leakage that is most easily overlooked
- Bathroom Exterior Wall: The waterproof layer of the neighboring unit may affect your wall
:::
I once took a client to see a unit in Taikoo Shing on a rainy day. On the surface, the renovation looked exquisite, but as soon as it rained, water droplets immediately appeared by the master bedroom window. The owner explained it as 'normal condensation,' but when I measured with a hygrometer, the indoor humidity was only 65%, which made condensation impossible. In the end, the surveyor confirmed that the window frame sealant had aged, and the repair cost would be at least 30,000 HKD.
The Actual Performance of the Drainage System
The drainage system design standard in Hong Kong is a rainfall of 70 millimeters per hour, but in reality, many old buildings' channels have already deteriorated or become blocked. When viewing a property on a rainy day, you can observe on-site:
- Terrace drainage: Can water flow away smoothly? Is there any water accumulation?
- Public corridor: Are there any signs of water seepage?
- Rooftop (if applicable): Are the drainage channels clear?
:::warning Pitfall Warning If you see long-term water accumulation marks on the terrace or rooftop (such as water stains or moss), it indicates a serious problem with the drainage system. Repair costs can be as high as tens of thousands of dollars, and if it involves public areas, approval from the owners' corporation is also required. :::
The Actual Situation of Ventilation and Humidity
The humidity on rainy days is usually between 80-95%, making it the best time to test the ventilation capacity of a unit. If the unit feels particularly stuffy, has a musty smell, or the walls feel damp on rainy days, it indicates poor ventilation. Living in such an environment for a long time not only affects health but also makes furniture and clothing prone to mold.
I have a client who bought a 'seaview unit' in Tseung Kwan O. When viewing the apartment on a sunny day, it seemed to have an open view, but only when visiting on a rainy day did they realize that, because it faces the sea, the humidity is extremely high, and the unit only has windows on one side, so the air does not circulate at all. After moving in, they have to spend thousands of dollars every year on dehumidifiers and replacing moldy furniture.
Rainy Day House Viewing Practical Guide: 5 Major Checklists for Professional Buyers
Knowing the principles is not enough; you need a systematic method of inspection. Here is my summarized 'Five-Step Guide to House Viewing on Rainy Days.' By following it, you can greatly reduce the risk of buying the wrong house.
Step 1: The timing of the appointment must be precise
Not just any rain will do; what you need is 'continuous heavy rain' or a 'storm'. The Hong Kong Observatory's 'Yellow Rainstorm Warning' or a higher level is ideal. Only such rainfall can truly test the unit's waterproofing and drainage capabilities.
:::highlight Insider Tip
- Pay attention to the weather forecast 3-5 days in advance
- Choose the time period with the heaviest rain (usually from 2 to 5 PM)
- If possible, schedule to go again 1-2 hours after the rain to check the drainage situation.
:::
I suggest that clients view a property at least twice: once on a sunny day to see the layout and lighting, and once on a rainy day to check the quality. If the owner or agent is unwilling to accommodate a rainy day viewing, that in itself is a warning sign.
Step 2: Gather All Professional Tools
Professional buyers never go to view a property empty-handed. Here is my 'Rainy Day House Viewing Toolkit':
- Hygrometer: Measures indoor humidity (normally should be 60-70%)
- Flashlight: Check dark corners and the ceiling
- Tissues or white cloth: Wipe suspicious areas to check for water stains
- Phone camera: Record all suspicious areas for later comparison
- Measuring tape: Measure gaps between window frames and walls
These tools can be bought on Taobao or at hardware stores, with a total cost of no more than 500 yuan, but they can help you avoid tens of thousands of yuan in repair fees.
Step 3: Systematic Inspection Process
After entering the unit, check in the following order:
External Inspection (5-10 minutes)
- Observe the exterior walls of the building for any obvious signs of water leakage.
- Check public corridors and stairwells for flooding.
- Pay attention to the drainage conditions on the rooftop or platform.
Indoor Inspection (20-30 minutes)
- Ceiling: Shine a flashlight into every corner, especially near exterior walls
- Window frames: Use your hands to feel around the window frames to check for dampness
- Walls: Press on the walls with your hands, especially exterior bathroom walls and the kitchen
- Floors: Check near the baseboards for water stains or mold
- Air conditioner location: This is the easiest to overlook but the most common place for water leakage
:::success Success case My client Tommy noticed a slight water stain on the air conditioner in the master bedroom when viewing the property on a rainy day. He immediately requested the owner to arrange for a building inspector to check, and it was found that the air conditioner's drainage pipe was blocked, causing water to back up. The owner eventually agreed to reduce the price by 50,000 yuan, and Tommy used this money to reinstall the air conditioning system, with some leftover funds for renovations. :::
Step 4: Communication Skills with Owners or Agents
After discovering a problem, do not immediately show a strong negative reaction, as this will alert the owner and cause them to refuse further cooperation. The correct approach is:
- Stay Calm and Record: Use your phone to take photos or videos, don’t overreact.
- Ask Politely: "May I ask if this spot has been repaired before?"
- Request Documents: Ask for past maintenance records or reports from the building management office.
- Keep Room for Negotiation: Don’t refuse immediately; instead, say "I need some time to consider."
If the owner or agent tries to cover up a problem (for example, saying 'this is normal' or 'it's just a minor issue'), you can politely but firmly say: 'I will arrange for a professional inspector to check it again, and if a problem is confirmed, I hope there can be an adjustment in the price.'
Step 5: Post-Rain Follow-Up Inspection
Many people think that watching during the rain is enough, but in fact, the 'follow-up check' 1-2 hours after the rain is equally important. At this time, you can observe:
- Has the accumulated water already receded?
- Are the water stains on the walls or ceiling still there?
- Has the indoor humidity returned to normal?
If, a few hours after the rain, there is still obvious dampness or water stains in the unit, it means the problem is more serious than you think.
Common Misconceptions and Risks: Don't Be Misled by These 'Pseudo-Knowledge'
Although viewing houses on rainy days is effective, many people have misconceptions about this, and some even miss out on good properties or buy the wrong house due to incorrect methods.
Misconception 1: "Only old buildings need to be viewed on rainy days"
Many people think that new buildings or units renovated in recent years won't have water leakage problems, but this is completely wrong. Based on my experience, even units that are less than 10 years old can experience water leakage if the construction quality is poor or the waterproof layer has deteriorated.
I once took a client to see a "new development" in Tseung Kwan O (8 years old), where the owner had just spent 300,000 HKD on renovations, making it look shiny and new. But when we went on a rainy day, we noticed slight water seepage by the master bedroom window. Later, the building inspector confirmed that the sealing caulk used on the window frames by the developer during construction was insufficient, causing the waterproof layer to age prematurely.
:::warning Professional Reminder You need to be especially careful of 'cosmetic renovations' in new or renovated units. Some owners use waterproof paint or wallpaper to cover up water leakage problems, which are not visible on the surface, but become apparent on rainy days. :::
Misconception 2: 'Water seepage is always a big problem'
Discovering water leakage does not necessarily mean you have to give up this unit. The key is to assess the severity of the problem and the repair costs. Minor window frame leaks may only require reapplying sealant, which can be resolved for just a few thousand yuan. But if it is structural water leakage (such as cracks in the exterior wall or failure of the rooftop waterproofing layer), repair costs could reach several hundred thousand yuan.
My suggestion is: after discovering a problem, immediately arrange for a professional building inspector to evaluate it. The inspection fee usually ranges between 3,000-5,000 yuan, but it can help you accurately assess the repair costs and serve as a basis for negotiating the price.
Misconception Three: "You will be rejected by the owner if you look at houses on a rainy day"
Some buyers worry that requesting a house viewing on a rainy day might offend the owner or agent, but there is absolutely no need to worry. Professional owners and agents understand that viewing a property in the rain is a normal request from a responsible buyer. If the other party strongly objects or makes excuses to avoid it, that in itself is a warning sign, indicating that there may actually be a problem with the unit.
My client Sarah once encountered a homeowner who insisted that the viewing could only be done on a sunny day. Sarah politely said, 'I understand your concern, but as a buyer, I need to fully understand the condition of the property. If the unit is of good quality, viewing it on a rainy day can actually increase my confidence.' In the end, the homeowner agreed, and when they viewed it on a rainy day, they indeed discovered water leakage on the ceiling. Sarah ultimately closed the deal at a price 8% below the market value and requested that the homeowner carry out repairs before the transfer of ownership.
Misconception Four: 'Watching a rainy day just once is enough'
The weather in Hong Kong is changeable, and some water leakage problems only appear under certain conditions. For example:
- During the Northeast Monsoon: Window frame water leakage problems become particularly noticeable
- Typhoon and heavy rain: Only structural water leakage will appear
- Continuous rainy days: Humidity problems become more severe
Ideally, you should view the house at least 2-3 times under different weather conditions. If time is tight, at the very least, choose a day with 'heavy rain' or 'storm' level weather.
Advanced Tips: How to Use House Viewing on a Rainy Day as a Bargaining Chip
Finding a problem is not a bad thing; on the contrary, it is your best opportunity to negotiate. Here are my commonly used negotiation strategies:
Strategy 1: Quantify Maintenance Costs
After discovering the problem, immediately arrange for a building inspector to issue a professional report, specifying the repair items and budget costs. This report is your "ammunition" for bargaining. For example:
- Re-caulking window frames: 5,000-8,000 NTD
- Ceiling waterproof layer repair: 20,000-30,000 NTD
- Exterior wall crack repair: 50,000-100,000 NTD
With specific numbers, you can confidently ask the owner to reduce the price or complete the repairs before closing the deal.
Strategy Two: Make Good Use of 'Psychological Pressure'
If the owner is eager to sell (for example, they have already bought the next unit or need to cash out), you can use the problems discovered on a rainy day to apply pressure. Politely but firmly state: 'I really like this unit, but the water leakage issue does worry me. If the price can be adjusted to a reasonable range, I am willing to sign the contract as soon as possible.'
My client Michael used this strategy to successfully lower the price of a unit in Mobil New Village from 6.8 million to 6.5 million, saving 300,000, enough to cover lawyer fees, renovation costs, and maintenance expenses.
Strategy 3: Require 'Complete Prerequisites Before Purchase'
If the problem is serious but you still want to buy this unit, you can ask the owner to fix it before transferring the ownership. The advantage of doing this is:
- Ensure the problem is truly resolved
- Avoid future disputes
- Repair costs are borne by the owner
Of course, this strategy requires the cooperation of the owner and may extend the transaction time. But for first-time buyers, this is the safest approach.
Summary: Viewing houses on rainy days is a must-learn course for professional buyers
Buying a property is a major event in life, with an investment often amounting to millions of dollars, so it should never be taken lightly. Viewing a property on a rainy day is not superstition, but a scientific inspection method that can reveal hidden issues in a unit in a short amount of time.
Let's review the key points from today:
- The Scientific Principle of Viewing Properties on Rainy Days: Problems like water seepage, drainage, and ventilation are exposed in rainy weather
- Systematic Inspection Process: From the exterior to the interior, from the ceiling to the floor, nothing should be missed
- Avoid Common Mistakes: New buildings also need to be inspected, finding problems is not necessarily a bad thing
- Make Good Use of Bargaining Strategies: Quantify repair costs and strive for the best deal
Remember, professional buyers do not skip viewing properties on rainy days out of fear of inconvenience. On the contrary, they see it as an opportunity to avoid unfinished buildings and to strive for a better price. The Hong Kong real estate market is highly competitive, and every detail can affect your investment returns.
Next time you go house hunting, remember to check the weather forecast and choose a rainy day to visit the property. You will find that this simple action can help you avoid hundreds of thousands in repair traps and buy a truly good deal.
Do you have experience viewing houses on rainy days? Feel free to leave a comment below and share your story!
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Disclaimer: The content of this article is for reference only and does not constitute any investment advice. Please consult a professional lawyer and surveyor before buying property.