You’ve browsed through all the listings online. Reached out to your real estate agent already? Well, now comes the fun part — touring a house! It’s such a thrill to explore homes and imagine yourself living in them. When you see a house for the first time, take note of its condition, the size of the yard, and the overall vibe of the neighborhood it’s nestled in.
When you’re considering making an offer, it’s essential to have a home inspection conducted by a licensed inspector. However, this guide can help you spot potential red flags during your tour. We’ll walk you through what to look for and what questions to ask your real estate agent.
Key Outdoor Attributes to Examine
Curb Appeal: First Impressions Matter
Curb appeal is the first thing you and other buyers will notice. Details such as paint color, landscaping quality, the tidiness of the driveway, and the roof’s condition all contribute to a home’s exterior appeal. Remember, some cosmetic upgrades can be made easily and affordably later.
Roof and Gutters
The roof is one of the most expensive components to repair. Check for missing shingles, sagging areas, cracks, or clogged gutters. Shingles generally last 20–30 years depending on the material. Ask your agent when the roof was last replaced and look inside for signs of water damage, such as stains on ceilings or leaks around vents and skylights.
Yard and Landscaping
The outdoor space should suit your lifestyle. Do you need a backyard for kids or pets? Or do you prefer low-maintenance landscaping? Look for untrimmed trees, patchy or discolored grass, and signs that future yard work may be needed.
Important Interior Features to Assess
Walls and Ceilings
Water damage is one of the most costly home maintenance issues. Watch for bubbling paint, cracks, discoloration on ceilings, or a musty smell. Strong air fresheners might be masking odors from mold or mildew.
“When you walk in, look up right away,” advises Scooter Burgess of Burgess Inspections in Richmond, Virginia. “Dark spots or fuzzy growths on walls or ceilings are red flags.”
Structural Foundation
The foundation supports the entire home. Whether it’s a crawlspace, basement, or slab, a poor foundation can lead to costly repairs. Signs of concern include doors or windows that are hard to open, horizontal or diagonal wall cracks, and sloping floors.
Floors and Carpets
Walk through the home and pay attention to the flooring. Uneven or bouncy floors, warped wood, or chipped tiles may indicate underlying water damage or past repairs. Lift area rugs to check for hidden stains or damage.
Doors and Windows
Open and close all doors and windows. Difficulty operating them may signal warping, frame damage, or foundational shifts. Look out for squeaky hinges, broken latches, or foggy glass panes that could suggest insulation problems.
Kitchens and Bathrooms
Open cabinets and run faucets to check for leaks, water pressure, and drainage speed. Shake toilets to ensure they are secure, and check around tubs and showers for gaps or mold. Confirm that bathroom exhaust fans work properly.
Essential Infrastructure
Electrical Systems
Flip all light switches and ceiling fans. Flickering lights could point to wiring problems. Use an outlet tester (available at hardware stores for around $10) to ensure outlets are properly wired. Also, identify the locations of the electrical panel and water shutoff valves.
Plumbing and Water Pressure
Run every faucet to check pressure and temperature consistency. Watch for rusty water or discoloration that may indicate old pipes. Fill sinks and see how quickly they drain. Inspect for any signs of leaks or dampness, especially in the basement or crawlspace.
“Make sure the home has proper drainage to avoid moisture issues,” says Eric Babcock of Eric Home Inspex in Midlothian.
Heating and Cooling Systems
Ask your agent about the type of heating and cooling systems — whether the home uses oil, gas, or electric — and their estimated ages. While touring, listen for loud HVAC noises that could signal needed repairs or replacements.
Insulation and Energy Efficiency
Inadequate insulation increases utility bills. Check for worn-out weatherstripping around windows and doors, large icicles on the roof (a sign of poor insulation), and if possible, examine attic insulation (fiberglass, cellulose, or mineral wool).
Layout and Living Space Considerations
Room Size and Flow
Ensure rooms are large enough for your needs. Do you prefer open-concept living or more defined, private rooms? Think about your current and future space requirements, including options to convert a room into a nursery or home office. Bring a tape measure to see if rooms can accommodate your furniture.
Storage Space
Count the number of closets and cabinets in bedrooms, bathrooms, and the kitchen. Consider whether built-in storage will be enough or if you’ll need extra furniture, which could reduce usable space.
Natural Light and Window Orientation
Pay attention to how much natural light each room gets. Homes facing south typically receive the most sunlight throughout the day. Consider how lighting may change based on the season and time of day.
Questions to Ask & What to Bring on Your Tour
What to Bring:
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Family members or financial contributors
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Tape measure
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Phone (for photos and notes)
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Flashlight (for dim areas like crawlspaces or attics)
During the tour, jot down observations, measure spaces, and use your flashlight in hard-to-see areas.
Questions to Ask Your Real Estate Agent:
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Are there any concerns about this home?
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How long has the home been on the market?
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Are there other homes for sale in the neighborhood?
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Why is the seller moving?
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How often has this property changed owners in the past 10 years?
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How old is the home?
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What repairs are needed?
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What heating and cooling systems are in place?
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How old are the electrical and plumbing systems?
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When was the roof last replaced?
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How old are the kitchen appliances?
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Was a home inspection done before listing?
Before making an offer, ensure the home is within your budget and obtain a preapproval letter from your lender — especially important in a fast-moving market.
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