Why Most Buyers Skip the Hard Questions
You've found the compound. The layout works. The price fits. The agent is waiting for your decision.
And that's exactly when urgency replaces diligence.
In West Cairo—from Sheikh Zayed to 6th of October—property consultants report that fewer than 30 % of buyers conduct a structured inspection before signing. The reasons vary. Time pressure. Trust in the developer's brand. A polished show unit that feels move-in ready.
But a show unit is theater. The apartment you're buying might sit in a different building, on a different floor, with different finishes and a different maintenance history.
This checklist gives you a repeatable process. Use it on every viewing. Bring a notepad, a flashlight, and a measuring tape. And if the seller or agent discourages questions, that's your first red flag.
Structural and Physical Inspection
Walls and Ceilings
Start by scanning every wall and ceiling for cracks. Hairline surface cracks in plaster are normal. But diagonal cracks wider than 2 mm, especially near corners or door frames, can signal foundation movement or slab issues.
Check for water stains—brown rings, bubbling paint, or soft plaster. These point to leaks from above or condensation buildup. In compounds with centralized water tanks, roof apartments often show staining if membrane seals have failed.
Tap the walls lightly with your knuckles. Hollow sounds may indicate poor plastering or voids behind tiles. In resale units, previous owners sometimes cover structural defects with decorative panels or wallpaper.
Floors
Walk every room slowly. Note any sagging, creaking, or unevenness. Engineered wood and laminate floors should lie flat without gaps wider than 1 mm at the seams.
If the unit has ceramic or porcelain tile, check for loose pieces by tapping with a coin. A dull thud means the tile has debonded from the substrate—a common issue in developments that rushed grouting.
Marble floors should be inspected for cracks and lippage (uneven tile edges). Lippage over 2 mm is a tripping hazard and a sign of careless installation.
Windows and Doors
Open and close every window and door. They should move smoothly without sticking or scraping. Check weatherstripping and seals—gaps let in dust and heat, driving up cooling costs.
Inspect aluminum frames for corrosion, especially around drainage holes. In West Cairo's dry climate, condensation is rare, but poor-quality aluminum can pit and discolor within two years.
For balconies, test the railing. It should not wobble. Glass panels must be tempered (look for a small etched logo in the corner). Railings under 110 cm height fail Egyptian building code and pose a safety risk if young children are present.
Plumbing
Turn on every faucet. Let the water run for 30 seconds. Note the pressure. Weak flow in upper floors often means undersized pumps or clogged aerators.
Check under sinks for leaks, rust stains, or moisture. Open the cabinet doors and smell for mold—a musty odor is a clear warning.
Flush every toilet. The bowl should refill within 60 seconds without continuous running. Test the shower and bathtub drains by filling them slightly and watching how fast they empty. Slow drainage points to partial blockages or inadequate slope in the waste line.
If the unit has a washing machine connection, inspect the valve and hose bib. Look for calcium buildup (white crust), which signals hard water. Many West Cairo compounds install softeners, but older resale units may not have benefited.
Electrical System
Count the outlets in every room. Egyptian code requires at least two per bedroom and four in the kitchen. Insufficient outlets force residents to rely on extension cords—a fire risk.
Test each outlet with a phone charger or small lamp. Note any that don't work. Open the breaker panel (usually near the entrance or in a utility closet). Breakers should be labeled by room. If they're not, budget time and cost for an electrician to map and label them.
Check for aluminum wiring, common in developments built before 2010. Aluminum oxidizes at connection points and poses a fire hazard. If you see silver-colored wire ends in the panel, request a licensed electrician's assessment before proceeding.
Flip light switches in every room. Flickering or delayed response can indicate loose wiring or a failing switch.
Air Conditioning
Turn on every AC unit and let it run for 10 minutes. The air should feel cold within three minutes. If it doesn't, the refrigerant may be low or the compressor failing.
Inspect the outdoor condenser. Fins should be straight and free of debris. Bent fins reduce efficiency by up to 20 %. Look for rust on the cabinet or refrigerant line connections—both shorten the unit's lifespan.
Ask when the units were last serviced. In Egypt's dusty environment, annual cleaning is essential. Units older than seven years often need replacement, so factor that into your offer.
Kitchen and Appliances
If the sale includes appliances, test each one. Open the refrigerator and freezer. Listen for unusual noise. Check door seals by closing them on a sheet of paper—if you can pull it out easily, the seal is worn.
Turn on the stove burners and oven. Gas connections should be secure with no hissing sound. Electric cooktops should heat evenly.
Run the dishwasher through a short cycle if time permits. Look under the unit for leaks midway through the cycle.
Inspect countertops for chips, burns, or stains. Granite and engineered stone can be repaired, but deep damage may require replacement.
Legal and Documentation Review
Physical condition is half the equation. The other half is paperwork.
Title Deed Verification
Request a copy of the title deed (عقد الملكية) or the sale contract if the property is still under mortgage. Verify that the name on the document matches the seller's national ID.
If the seller is paying off a mortgage, ask for a clearance letter from the bank. Do not proceed until you see written confirmation that the lien will be released upon your payment.
For new developments, check whether the compound's master title has been issued. Some projects sell units before NUCA (New Urban Communities Authority) finalizes the land registration. This delays your ability to register the property in your name.
Building and Unit Permits
Ask the seller or developer for a copy of the building permit (ترخيص البناء). This document confirms that the structure was approved by local authorities. Units built without permits—common in older 6th of October neighborhoods—can face demolition orders or fines.
If the unit has been modified (walls removed, balconies enclosed), request documentation proving the changes were approved. Unauthorized alterations can void your insurance and complicate future resale.
Homeowners Association and Fees
Every compound and tower has a homeowners association (HOA). Request a copy of the HOA bylaws and the most recent financial statement.
Note the monthly or quarterly maintenance fees. In West Cairo, fees range from EGP 3 to EGP 12 per square meter depending on amenities. Confirm what the fee covers—security, landscaping, pool maintenance, gym access.
Ask whether the seller has outstanding dues. Some HOAs place liens on units with unpaid fees, blocking the transfer until the balance is cleared.
Utility Account Transfer
Electricity and water accounts must be transferred to your name after closing. Ask the seller for copies of the most recent bills to verify there are no unpaid balances.
In some compounds, water and gas are submetered through the HOA. Confirm the process for transferring these accounts—delays can leave you without service for weeks.
Financial and Comparative Analysis
Price Per Square Meter Benchmark
Calculate the unit's price per built square meter and compare it to recent sales in the same compound. Aqarmap and Property Finder publish neighborhood averages, but they often lag by 30 to 60 days.
For West Cairo, use these 2026 benchmarks:
- Sodic West: EGP 45,000 to EGP 65,000 per m² (depending on phase and view)
- Beverly Hills: EGP 35,000 to EGP 50,000 per m²
- Allegria: EGP 55,000 to EGP 80,000 per m²
- O West: EGP 48,000 to EGP 70,000 per m²
If the seller's ask exceeds the range by more than 10 %, request justification. Premium views, recent renovation, or a prime location within the compound may warrant a higher price. But if the seller cannot explain the gap, you have leverage to negotiate.
Mortgage Pre-Approval Status
If you plan to finance the purchase, confirm that your mortgage pre-approval covers the unit's price plus transaction costs (typically 4 % to 6 % of the purchase price in Egypt).
Some banks refuse to finance units in compounds without a master title or properties older than 15 years. Verify eligibility before you commit.
Closing Cost Breakdown
Budget for:
- Title registration fee: 2.5 % of the sale price (split between buyer and seller by custom, but negotiable)
- Real estate tax: 2.5 % of the property value over EGP 2 million (paid by seller, but often passed to buyer in practice)
- Legal fees: EGP 5,000 to EGP 15,000 depending on transaction complexity
- Property consultant commission: typically 2 % to 2.5 % of the sale price, paid by the seller but sometimes shared
Ask the seller which costs they will cover. In a soft market, sellers often absorb registration fees to close the deal.
Red Flags That Should Stop You
Some issues are negotiable. Others are deal-breakers.
Walk away if:
- The seller cannot produce a clear title deed or proof of mortgage clearance
- Structural cracks wider than 3 mm appear in multiple rooms
- The HOA confirms unpaid fees exceeding six months
- The unit was built without a valid permit
- The seller pressures you to skip the inspection or close within 48 hours
- Mold is visible in more than one room (indicates serious moisture intrusion)
- The electrical panel has exposed wiring or unmarked breakers
- The compound has unresolved legal disputes with NUCA or the developer
These are not minor inconveniences. They're signals that the transaction carries unacceptable risk.
How to Use This Checklist
Print or save this guide on your phone. Bring it to every viewing. Work through each section methodically, even if the agent seems impatient.
If you find issues, document them with photos and notes. Share the list with the seller and use it as the basis for a price reduction or repair request.
For high-value purchases (above EGP 5 million), consider hiring a licensed home inspector. Several firms in Cairo offer bilingual inspection reports for EGP 3,000 to EGP 8,000. The report gives you leverage in negotiation and peace of mind.
Final Thought
Buying property in Egypt remains one of the most significant financial decisions most families make. The excitement of finding the right unit can overshadow the need for scrutiny.
But a checklist is not paranoia. It's professionalism. It protects your capital, your time, and your family's safety.
Use it. Every time.