Luxembourg property viewing: the 15-point plumbing and heating checklist

You’re viewing a house or apartment in Luxembourg, and the agent is already onto the next room. In 10 minutes of focused checks, you can catch expensive plumbing problems that would otherwise surface after you’ve signed the purchase or lease. Here’s the checklist seasoned Luxembourg expats use.

Before you go in — questions to ask the agent

• Boiler age and model? A 15+ year old Buderus/Viessmann/Vaillant is nearing end-of-life. Anything 5 years or newer is a plus.
• Last annual service date? The Procès-verbal d’entretien should be available. Legal requirement in LU.
• Water softener installed? For hard-water areas (30+ °fH), it’s almost a necessity.
• Last major plumbing work? Pipes replaced, water heater changed, etc.
• Any history of water damage (dégât des eaux)? Previous leaks may indicate weak points.

The 15-point on-site check (10 minutes)

1. Hot water at the tap (2 minutes)

Run the kitchen tap on hot for 60 seconds. Does it get properly hot within 30-60 seconds? How hot? Lukewarm is a red flag — could mean old water heater, scaled element, or thermostat problem.

2. Water pressure test

Run the shower on full, then turn on a cold tap in the kitchen. Does shower pressure drop significantly? Severe drop indicates undersized supply pipes or partial blockage.

3. Boiler visual inspection

Look at the boiler. Check:

• Manufacturer and model sticker — note them down
• Installation date (usually inside the front cover)
• Pressure gauge reading (should be 1.2-1.8 bar cold)
• Any error codes showing? Any warning LEDs?
• Signs of leakage or corrosion at the bottom
• Rust or staining on the floor below the boiler

4. Radiator check (top and bottom)

If heating is on, feel each radiator top and bottom:

• Top cold + bottom warm = air in the system (minor, easily fixed by bleeding)
• Top warm + bottom cold = sludge / boue (expensive — power flush needed, on request)
• Radiator not heating at all = stuck TRV, closed valve, or blockage

5. Pipe inspection under sinks

Open the cabinets under kitchen sink, bathroom basin, utility sink. Look for:

• Water staining (even old) on the cabinet base — indicates past leaks
• Corrosion on joints and fittings
• Active drips
• Mold, mildew smell

6. Water meter location and accessibility

Ask where the main water shut-off valve and meter are. Should be easily accessible and turn smoothly. Stuck valves indicate age and can be dangerous in an emergency.

7. Toilet function test

Flush each toilet. Watch:

• Does it fill and stop cleanly, or does water keep trickling? (continuous trickle wastes ~100L/day)
• Any movement or rocking of the toilet base?
• Any staining or residue on the base or floor around it?

8. Shower and bath drain speed

Fill the shower or bath with ~10cm of water, then pull the plug. It should drain quickly and cleanly. Slow drains indicate partial blockage — hair, scale, soap buildup, or worse (pipe alignment issues).

9. Visible limescale

Look at kettle, shower head, tap aerators, around taps. Heavy white/greenish deposit = hard water and no softener. Factor in the cost of a softener (on request 400-on request 500 installed) or expect accelerated appliance wear.

10. Washing machine and dishwasher connections

Check that these appliances have dedicated water feed lines with visible isolation valves. Missing valves mean a burst hose floods the property.

11. Heating age indicator — check radiators

Radiator style often indicates installation era. Thin panel radiators = modern (post-2000). Thick cast iron = 70s or earlier. Mismatched styles across rooms indicate partial renovations.

12. Ventilation in bathroom / kitchen

Bathroom without window needs mechanical ventilation. Check if the fan runs and is clean. Poor ventilation = humidity problems, paint peel, mold.

13. Smell check

Near drains: sewer gas = broken trap or seal. Near water heater / boiler: strong gas smell = immediate walk-away signal. Musty smell near walls/floor: hidden moisture.

14. Outside: gutters, downpipes, septic/sewer access

For houses: walk around the outside. Check gutters aren’t detached or blocked. Downpipes should route away from the foundation. Note sewer inspection covers and their condition.

15. Utility bills review

Ask for the last 2 years of water and energy bills. This tells you:

• Actual consumption (vs listed « estimated » consumption)
• Whether bills have been stable or suddenly spiking (potential hidden leak)
• Baseline cost for your budget planning

Red flags worth walking away

• Strong gas smell near the boiler
• Active water damage on ceilings, walls, or floors
• Boiler older than 20 years with no recent service record
• Multiple toilets or taps dripping / running
• Pressure gauge in red zone (below 1 bar or above 2.5 bar)
• Sewer/mold smell inside the property
• Agent refuses to provide utility bills or maintenance certificates
• All radiators cold even when heating is supposedly on

Yellow flags — negotiable

• Boiler 10-15 years old with good service history — factor on request 000-on request 000 replacement budget in your offer
• No water softener — factor on request 500-on request 000
• Small leak under sink — on request fix
• Old taps/mixers — on request/fixture to replace
• Slow drains — on request hydro-curage
• Sludge in heating circuit — on request power flush

What to request in the sale contract

• Current Procès-verbal d’entretien (maintenance certificate)
• All past plumbing/heating invoices (proof of work done)
• Water and energy bills for last 2 years
• Owner declaration on known defects
• For rentals: inventory clause listing current state of plumbing/heating with photos

Frequently asked questions

I’m renting — is this checklist still worth doing?

Absolutely. Document all defects BEFORE signing the lease. Use the état des lieux d’entrée (entry inventory) to list every plumbing issue with photos. This protects you from being charged for pre-existing problems when you leave.

Should I get an independent inspection before buying?

For properties over on requestK or structurally complex properties, yes — an independent inspector (~on request) is cheap insurance. For standard apartments, your own checklist-based viewing is usually sufficient.

The owner refuses to show the last bills — red flag?

Yes. Either they have something to hide or the property has been vacant. In LU, providing utility history is standard practice. Push back or walk away.

Need help with your Luxembourg plumbing?

Weber & Fils has English-speaking technicians for bookings, emergency call-outs, and quotes: weberetfils.lu/en or call +352 20 60 22 22 — 24/7.