MACFIE ARCHITECTURE x Top 5 Guide: Things to Check Before Buying a Home
Top 5 Things an Architect Looks for Before You Buy a Home
Buying a home is one of the biggest financial decisions most people make. While presentation and location often influence a purchase, it can be difficult to understand a property’s renovation potential without professional advice.
At Macfie Architecture, we offer a complimentary pre-purchase architectural assessment to help buyers understand what may be possible before committing to a property.
Our experience working on thousands of projects since 2006—particularly villa and bungalow renovations—means we can quickly identify both opportunities and constraints.
Here are five key things an architect looks for when assessing a home before purchase.
1. Renovation Potential and Layout Opportunities
One of the first things we assess is whether the existing layout can be improved.
Many homes have hidden potential that isn’t immediately obvious during a viewing. With an architectural perspective, we can identify opportunities to:
Reconfigure internal spaces
Create open-plan living areas
Improve indoor–outdoor flow
Add extensions or additional levels
Modernise kitchens and bathrooms
Understanding the renovation possibilities early can help buyers decide whether a house can realistically become the home they envision.
2. Structural Feasibility
Before planning any renovation, it is important to understand how the home is constructed.
During a pre-purchase architectural consultation, we consider factors such as:
Structural walls and load-bearing elements
Roof structure and ceiling heights
Foundation type
Opportunities for extensions or additions
These factors can influence how easily a house can be altered and may affect overall renovation costs.
3. Council Rules and Consent Requirements
Renovations are often subject to local council planning rules and building regulations.
As part of our pre-purchase advice, we can provide initial guidance on:
Whether proposed changes may require resource consent
When building consent is likely to be needed
Heritage or character protections
Height, boundary, and site coverage restrictions
Understanding potential council permissions before purchasing can prevent costly surprises later.
4. Character and Heritage Considerations
Many of the homes we work with—particularly villas and bungalows—have heritage value or fall within character protection areas.
These homes can be wonderful to renovate, but they often require a sensitive design approach and careful consideration of council requirements.
An architect can help identify:
Which elements of the home are worth preserving
How to modernise the house while maintaining its character
Whether heritage controls may influence renovation options
5. Indicative Renovation Costs
One of the most common questions buyers ask is:
“How much might a renovation cost?”
While exact costs depend on the design and scope of work, we can provide indicative renovation cost ranges based on our experience delivering projects across Auckland for nearly two decades.
This helps buyers understand:
Whether the renovation fits within their budget
How much additional investment may be required after purchase
Whether the property represents good long-term value
If we are able to roll out the renovation in stages - allowing for various budgets