What to Ask the Listing Agent During a Home Tour to Save Money and Avoid Surprises

A beautiful chandelier or perfectly manicured lawn could be distracting you from important information you need to learn about a potential new home. Ask these questions on home tours to ensure that the property is a good fit for your budget and lifestyle.

1. Why is the owner selling, and what’s the listing history?

Have your agent pull the history of the home. How long has the home been listed? Has the home been relisted after failed sales? Have there been price reductions? Ask why any earlier contracts did not close, if that information is available. Financing, scheduling, and inspection issues are possible reasons; the listing history alone won’t tell you which.

Do they have a particular closing/possession date in mind? Sellers have preferences for closing and moving/possession dates. Find out if they’re flexible or firm. Ask why they’re selling, if they’re willing to share.

2. What is the age and condition of the roof and major systems?

Ask what year the house was built. Then double-check the info with property records in your area. Also, ask about the age of the HVAC (heating and cooling) system, plumbing, electrical, and the water heater. Older homes may still have updated systems. Renovated does not necessarily mean everything was replaced.

Knowing the age and condition of major systems is essential to determining the condition and value of the home. Ask when each component was installed/replaced, get receipts/warranties. Get a list of major repairs and regular maintenance performed on the home. While sellers will often share this info during tours, twelve-year-old systems seem brand-new in hindsight. The best measure of equipment is its overall condition.

The purpose of an appraisal is to give an indication of a home’s market value, but is not a substitute for an in-depth inspection of the property. Hire a professional to inspect the property and be sure to ask about what is/isn’t included in a standard inspection and when it’s important to call in additional experts to look at particular areas of concern.

3. Has there been flooding, water intrusion, or other damage?

You might think that just because it’s not in a high-risk area it’s not susceptible to flooding, but many homes in areas not traditionally thought of as flood-prone can be vulnerable to inclement weather and drainage issues. Ask your agent or an insurance provider about flood zone classification, insurance requirements/limitations, etc. Touring a home on a sunny day makes it hard to imagine what happens when the skies open up.

Are there any known issues with drainage, water/sewer backups, roof leaks, foundation, pests, etc.? Ask to see the seller’s disclosure forms and ask specifically about these issues; disclosure requirements vary by location. Be sure to look for stains/blemishes in walls/ceilings, musty cabinets, etc., too. Just because something is freshly painted doesn’t mean it’s been repaired.

A tidy navy-blue hallway with white trim beside a bright dining area with yellow chairs — Look at how the rooms connect, and picture the routes you would use every day. Photo by Alex Tyson on Unsplash.

4. Have there been any major repairs, remodels, or changes?

Ask about any additions, remodels, conversions, changes. For example, has the garage been converted to living space, has an ADU been built, has the pool been filled in, have additional bedrooms/baths been added, etc. Ask which permits and final sign-offs were required for changes/additions, and check the records. Just because something has been in place for years doesn’t mean it’s up to code. Get your agent to reconcile the number of bedrooms/baths, square footage, etc. advertised in the listing to what’s listed with the County.

5. How much will this home really cost?

The price of a house is only part of what it will cost to own. Before touring a property, have your agent get the seller’s association-dues statement (if applicable), property-tax bill, and utility bills for the home. That information can give you an idea of what to expect, but remember that your own insurance rates, utilities, and tax bill could be more or less than the seller’s, because it depends on your insurance company’s rates, your own resource usage, and any exemptions to which you may or may not be entitled. Your local tax assessor’s office can give you an idea of what to expect on property taxes for a particular address.

Have your lender give you a payment estimate as soon as possible. To complete the picture, get quotes on homeowner’s insurance, call about utility costs, learn about association-dues (if applicable), and review the Consumer Financial Protection Bureau’s homebuying budget for other items to consider. Remember, too, that a large garden, a pool, a lift, etc., all come with maintenance needs. Factor in not only what it costs to buy a house, but also what it’ll take to maintain one.

6. What are the association rules and dues, and are the dues enough?

If the home is part of an association, learn more about what’s covered by association dues and what it costs for items not included, billed directly to the owner. Have your agent find the association budget, available reserve information, minutes from association meetings, information about any planned or discussed special assessments, a list of any upcoming projects, and copies of association rules and regulations. Learn more about the process for making changes to your home, renting it out, having guests, keeping pets, parking, etc.

Florida condo buyers should review applicable building-inspection reports and structural reserve studies with qualified professionals. It’s important to dig deeper than a sparkling lobby and shiny tile. An association may seem affordable month-to-month and have a well-kept common area, but have minimal reserves, meaning larger bills for unit owners down the road.

7. What’s included, and where are the property lines?

Some items are assumed to be included with a house’s sale; others aren’t always clear-cut. Have a conversation about window blinds, light fixtures, appliances, any smart-home equipment, etc., so there’s no misunderstanding about what’s included. Have the inclusions and exclusions documented in the written agreement.

If the home comes with parking and/or storage, learn more about that. Are the spaces deeded along with the property, assigned, rented, controlled by an association, etc.? Don’t assume that because the seller has always parked in the same space that they’re entitled to it. Have your agent find out.

Fences and driveways are not necessarily reliable indicators of property lines. Have your agent learn more about the property’s history, look for any surveys, and arrange a title review. If there are any easements on the property, learn more about them.

8. Can I revisit and picture myself there?

Ask about short-term rentals in the area and the regulations in place to manage them. Visit at different times to get a feel for parking, noise, and general condition of the street. Considerate neighbors are not necessarily correlated with renting/owning their home. You’re trying to get a feel for what it would be like to live there.

Tour the home at different times of the day or week. Traffic, noise, parking, weather, etc., can be different during different times. With permission, take measurements of the space and picture yourself cooking a family-size Thanksgiving dinner, working-from-home from the living room, waking up to morning light (or blocked-out sunshine), hanging clothes, starting a load of laundry, entertaining friends, etc. Try out the space and make sure it’ll meet your needs.

Vague terms in ads like perfect for families or up and coming don’t tell you whether the home fits your routine. Check the specific amenities and services you need.

How’d that tour go? At the end of your visit, have a recap with your agent. Talk through one thing you love about the property, one thing that concerns you, any outstanding questions, and timelines for any follow-up (and make sure everyone agrees). Review contract deadlines, if applicable.

Take this on your tour

My home-tour notes

Keep the answers and the loose ends together. Being told something is a start; checking it is a separate step. Use one set of notes per home, and print it before starting the next.

Home address or nickname

1. Sale and listing history

Ask why it is being sold, how long it has been listed, and about any prior contract that fell through.