15 Questions to Ask Before Buying a Home
Fifteen questions worth asking before you write an offer — and what the answers tell you.
Listings tell you square footage and bedroom count. They rarely tell you that the basement takes water in spring, or that the HOA has no reserve fund. These fifteen questions are the ones that surface information you would otherwise learn after closing.
About the house itself
- How old are the roof, furnace, water heater, and air conditioner? Four numbers that let you forecast the next decade of major expenses.
- What work has been done, and was it permitted? Unpermitted work can complicate insurance, resale, and future permits.
- Has the basement or crawl space ever taken water? Ask directly, and look for a sump pump, efflorescence on walls, or fresh paint in one corner.
- Where does the water go when it rains hard? Grading and downspout discharge cause more foundation problems than any other single factor.
- What is the electrical service size and panel brand? A 100-amp panel limits future upgrades; certain older panel brands are difficult to insure.
- Is there a sewer connection or a septic system? If septic, when was it last pumped and inspected?
About the cost of living there
- What did utilities cost last year, month by month? Sellers can usually pull twelve months from the utility's website.
- What are the current property taxes, and will they reset after sale? In many jurisdictions the assessment resets to your purchase price, which can raise the bill sharply.
- What does insurance cost here? Get a real quote before your contingency expires. In some regions coverage has become the deciding cost.
- Are there HOA dues, and what do they cover? Ask for the budget, the reserve study, and minutes from the last year of meetings.
About the neighborhood and the deal
- What is planned nearby? Check the municipal planning portal for rezonings, road projects, and permits within a half mile.
- What are the flood, fire, and other hazard designations? Flood zone status affects insurance cost and whether coverage is required.
- How long has it been on the market, and has the price changed? Days on market and price history tell you how much negotiating room exists.
- Why is the seller moving, and what timeline do they need? Sometimes a flexible closing date is worth more to a seller than money.
- What comparable homes have sold for in the last 90 days? Ask your agent for the actual closed comps, not the estimates on listing sites.
One more thing to do yourself
Visit at three different times: a weekday morning, a weekday evening, and a weekend afternoon. Traffic, noise, parking, and light change enormously across those windows, and none of them appear in a listing.
Frequently asked questions
What should I never say to a seller's agent?
Avoid volunteering your maximum budget, your moving deadline, or how much you love the house. The listing agent represents the seller and is obligated to share useful information with their client.
Can I ask to see utility bills?
Yes, and most sellers will provide them. If they decline, the utility company can often give an address history of usage to a prospective buyer.
