The first visit to a riad is almost always love at first sight. The door opens onto the patio, light falls on the zellige tiles, the noise of the medina fades away\u2026 and that\u2019s precisely the moment when you forget to look at the walls, the terrace or the electricity meter. Through the many tours we\u2019ve led in the medina of Marrakech, we\u2019ve learnt that a riad\u2019s flaws are rarely hidden: you notice them when you know where to look.<\/p>\n
Here is the checklist we use with our clients. Print it out, take it with you, and take your time: you should never buy a riad after just one visit.<\/p>\n
In short<\/strong> : check the following in order: derb and access<\/strong>, the structure<\/strong> (cracks, floors, party walls), the\u2019humidity<\/strong>, the terraces and waterproofing<\/strong>, the networks<\/strong> (electricity, water, drainage), the comfort<\/strong> (light, noise, heat), followed by the documents<\/strong> (title deeds, permits). Come back at a different time, and consult an independent expert before signing.<\/p>\n Save time by asking in advance:<\/p>\n Legal status determines everything else. Our guide to the land title in Morocco<\/a> explains how to check this, including online.<\/p>\n Distinguish between common micro-cracks in plaster and through-cracks, stair-step cracks or cracks that are widening. Check the corners, the lintels above doors and windows, and the junction between walls and floors.<\/p>\n In old riads, the floors often rest on wooden beams. Look out for sagging floors, signs of insect damage or rot, and warped ceilings.<\/p>\n The riad shares its walls with the neighbours. Ask whether any building work has been carried out on their properties, whether any cracks have appeared recently, and check the condition of the walls from the terrace.<\/p>\n Since the earthquake in September 2023, we have been recommending a independent structural assessment<\/strong> for each riad, regardless of any assurances given by the seller.<\/p>\n Damp is the most common problem we come across in old riads. It can be identified by several signs:<\/p>\n A good habit: visit the property after it has rained, if possible, and feel the walls. Damp that is properly diagnosed can be treated; hidden damp can prove costly. Our guide to renovating a riad in Marrakech<\/a> sets out the solutions and budgets.<\/p>\n The answers are no substitute for verification, but they guide the assessment. For further information, see the Pitfalls to avoid when buying property in Morocco<\/a>.<\/p>\n At least twice, on separate occasions, followed by a viewing with an expert. That initial \u2018love at first sight\u2019 feeling from the first viewing needs to be confirmed with a clear head.<\/p>\n Check the base of the walls (saltpetre, flaking plaster), the ceilings beneath the terrace (stains), the tadelakt in the bathrooms (blisters) and the drainage on the patio. A musty smell is also a warning sign.<\/p>\n The status of the title deed, the consent of all owners, the history of works and planning permission, any claims, what is included in the sale and the annual service charges.<\/p>\n Yes. An independent assessment of the building\u2019s structure, damp levels and service networks is strongly recommended, particularly in the wake of the 2023 earthquake.<\/p>\n Waterproofing, gradients and drainage, guardrails, the consistency of any extensions, and the actual quality of the view.<\/p>\n We organise your viewings in the medina, accompany you on site with this checklist, and put you in touch with independent experts. You\u2019ll leave with a clear picture, not just a spur-of-the-moment decision. Contact us<\/a> and check out our guide to buy a riad in the medina of Marrakech<\/a>.<\/p>","protected":false},"excerpt":{"rendered":" La premi\u00e8re visite d’un riad est presque toujours un coup de c\u0153ur. La porte s’ouvre sur le patio, la lumi\u00e8re tombe sur les zelliges, le bruit de la m\u00e9dina s’efface\u2026 et c’est pr\u00e9cis\u00e9ment le moment o\u00f9 l’on oublie de regarder les murs, la terrasse ou le compteur \u00e9lectrique. Au fil des visites que nous menons […]<\/p>\n","protected":false},"author":6,"featured_media":0,"parent":0,"menu_order":0,"comment_status":"closed","ping_status":"closed","template":"","meta":{"footnotes":""},"class_list":["post-5821","page","type-page","status-publish","hentry"],"_links":{"self":[{"href":"https:\/\/klairarno.com\/en\/wp-json\/wp\/v2\/pages\/5821","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/klairarno.com\/en\/wp-json\/wp\/v2\/pages"}],"about":[{"href":"https:\/\/klairarno.com\/en\/wp-json\/wp\/v2\/types\/page"}],"author":[{"embeddable":true,"href":"https:\/\/klairarno.com\/en\/wp-json\/wp\/v2\/users\/6"}],"replies":[{"embeddable":true,"href":"https:\/\/klairarno.com\/en\/wp-json\/wp\/v2\/comments?post=5821"}],"version-history":[{"count":1,"href":"https:\/\/klairarno.com\/en\/wp-json\/wp\/v2\/pages\/5821\/revisions"}],"predecessor-version":[{"id":5822,"href":"https:\/\/klairarno.com\/en\/wp-json\/wp\/v2\/pages\/5821\/revisions\/5822"}],"wp:attachment":[{"href":"https:\/\/klairarno.com\/en\/wp-json\/wp\/v2\/media?parent=5821"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}Before your visit: documents to request<\/h2>\n
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1. The Derb and access<\/h2>\n
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2. Structure: something that isn\u2019t easily remedied<\/h2>\n
Cracks<\/h3>\n
Floors and ceilings<\/h3>\n
Partition walls<\/h3>\n
3. Damp: the main problem with a riad<\/h2>\n
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4. The terrace: views, waterproofing and compliance<\/h2>\n
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5. Utilities: electricity, water, drainage<\/h2>\n
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6. Everyday comfort<\/h2>\n
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7. If you\u2019re thinking of letting out a property or running a guesthouse<\/h2>\n
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Questions to ask the seller<\/h2>\n
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After the visit: the next steps<\/h2>\n
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The summary checklist<\/h2>\n
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Frequently Asked Questions<\/h2>\n
How many times should you visit a riad before buying it?<\/h3>\n
How can you spot damp in a riad?<\/h3>\n
What questions should you ask the seller of a riad?<\/h3>\n
Should you have a riad valued before buying it?<\/h3>\n
What should you look out for on a riad\u2019s terrace?<\/h3>\n
Visit with Klair & Arno<\/h2>\n