What to Watch For When Touring a Home
Buying a home is a massive investment with serious financial repercussions if you don’t approach it carefully. Once you’ve started house hunting, it’s easy to get caught up in the excitement of touring potential homes and imagining yourself living there. However, open your eyes and mind to signals indicating bigger problems. Identifying these issues means the difference between a dream home and a nightmare.
This guide covers what to look for when touring a house. Plus, it will provide tips on preparation and post-tour steps. Knowing what to look for when touring a home gives you confidence you’re spending your money wisely on a home that meets your needs and goals.
Main Takeaways
- Start your home tour preparation with a clear list of must-haves versus nice-to-haves.
- Thoroughly inspect vital components like structural integrity, roofs, plumbing, and HVAC systems to identify potential issues.
- After the tours, review your notes and consult your real estate agent to refine your choices and strategize your next steps.
- Consider other factors impacting affordability and overall satisfaction with the chosen property.
Preparing for the Tour

Preparation is key before reaching the step in the buying process where you’re touring homes. Otherwise, you’ll waste time looking at homes that don’t fit your budget or your priorities.
Begin with mortgage pre-approval to focus your homebuying budget within an achievable price point.
Tour homes inside your price range. Attending an open house provides a low-pressure environment to practice inspecting properties and gathering information directly from the listing agent. It also shows you what’s typical within your price range, which helps adjust your expectations.
Most real estate agents use online tools to schedule private home showings. Open houses are advertised through road signs, online ads, and notes on the multiple listing service (MLS).
Make a List of Needs vs. Wants
Recognizing your must-haves versus nice-to-haves is one of the first steps. Pinpoint the non-negotiable features like the number of bedrooms, proximity to work, or a fenced yard. This narrows the homes available, saving time and energy touring houses.
Update your list as you see different homes to reflect evolving preferences. Make notes on features you liked and disliked for better differentiation between properties.
Before making an offer, review your wants and needs list to ensure alignment with your choice.
Research the Neighborhood
The neighborhood is just as important as the house. Look into amenities, schools, and the overall vibe to ensure it fits your lifestyle. Consider school ratings, especially if you have or plan to have children. Ask about amenities like playgrounds, trails, and parks. Check what is within walking distance, such as parks, pools, and businesses.
You want to consider the overall charm and character of the community, as well as its maintenance and appeal. Are homes well-maintained and updated, or are they dated and rundown?
Is it safe? Research the local crime statistics to feel comfortable in the home and the neighborhood. Visit the neighborhood at different times of day to get a sense of the area and look for patterns or anomalies.
This research shows whether the neighborhood’s vibe suits you and your family.
Using Your Senses During the Tour
What to look for when touring a house isn’t just about what your two eyes can see. Tap into all your senses to reveal potential issues a visual inspection alone might miss.
Odors
The nose knows! Unpleasant odors signal underlying problems. Pay attention to musty smells, as they hint at mold, mildew, or water damage. Other smells, like cigarette smoke and pet smells, can be challenging to eliminate or hint at repairs under the carpet. Strong artificial scents might be used to cover up past issues.
Noise Levels
Listen for neighborhood traffic noise, nearby railway sounds, and any noise from the house, such as loud HVAC systems. Consider how consistent or disruptive the noise sources are and whether they would impact your daily life. You may also hear things like rattling ductwork or unusual noises in the pipes that signal a possible issue. Noise levels affect your comfort and overall enjoyment at home.
Structural Red Flags
Among the things to look for when touring a house, structural damage is at the top of the list. Structural problems can be expensive and even dangerous. Don’t think because it’s new(er) construction that everything is fine. Look out for:

Cracks in Walls
Cracks are one of the most obvious signs of structural damage, but not every crack warrants a red flag. Hairline fractures are common as homes settle or the temperatures cause contractions. Larger cracks indicate bigger problems. If you notice significant cracks around additions, bay windows, or the end of a terrace, it could be a sign that these areas are bowing or separating from the rest of the home.
Check the basement and crawl space for details about the home’s stability. Horizontal cracks here, especially those greater than ½ inch wide, are causes for concern.
Remember, cracks can worsen over time, and repairs can be expensive. If you notice cracks along with dampness or unusual odors, it’s a definite red flag that requires further investigation.
Sloping Floors
With sloping floors, it’s possible that the house has settled into the soil, or there may be more serious problems with the foundation. Talk to a home inspector about checking for water damage or termite damage. These can also cause floors to sag. If you notice that your weight makes the floor creak, or if you see diagonal cracks in the floors, buyer beware. Paired with cracks in walls or water stains, uneven floors could be a sign of a much bigger problem.
Sinking Rooflines
Subsidence is when the ground beneath a home sinks, causing the home to shift. The older the home, the more likely it is to have some subsidence. However, settling can lead to serious structural damage. Major cracks along the wall seams and in the ceilings bear investigation. Outside, the roofline may dip.
Subsidence can require expensive underpinnings to stabilize the foundation and may need ongoing monitoring. If you suspect ground settling as the cause, you’ll need a foundation expert to check it out. A ground survey with a certified geologist may be best in some parts of the country.
Roof Red Flags
Your roof protects your investment. A bad roof can lead to expensive damage and structural issues. Questions to ask when viewing a home include information about the roof’s age and damage history.
Age
How old is the roof? It may be nearing the end of its lifespan if it’s ten years or older. Asphalt shingle roofs should be replaced every 20 years on average. It’s not uncommon for older homes to have worn-out roofs or ones nearing the end of their lifespan. A new roof can cost $8,000 to $15,000 or more.
Curvature
Sagging and curved lines hint that the roof (and potentially the home) is experiencing some kind of issue. It could be pest damage, rotting wood, or another issue. Look for similar curvature in the walls or window frames, which could indicate related structural problems.
Missing or Loose Roofing Materials
Missing tiles or shingles are signs of recent storm damage or a poorly installed roof. Clay tiles can be particularly problematic if they’re loose, as they can crack and fall off in high wind events or with excessive weight from ice or snow. Exposed underlayment means the roof has been damaged by weather and will need replacement soon. Gaps in the roofing material may expose the interior to water damage.
Exposed Layer or Granules in Gutters
A roof’s shingles are a home’s first layer of protection. During a home inspection, a qualified inspector assesses the roof’s shingles for signs of wear. Granules filling your gutters aren’t always a red flag, but they are a sign the shingles are wearing out. Asphalt shingles last between 15 and 20 years, while tile or slate roofs can last 50 or more. As you tour the home, consider the roof’s material and age.
Be aware of when the homeowner will pay for the cost of a new roof.
Windows and Doors: Function and Condition
Windows and doors affect the home’s beauty, security, and energy efficiency. Not sure what to do at a house showing? Opening and closing the doors is one easy step to check.
Operation
Can you open and close the windows and sliders easily? Do they stay open, or do you need to hold them up? Windows and sliders should glide smoothly. If they’re hard to operate, it’s a sign of poor installation, low-quality products, or potential structural issues. Are they painted shut? If so, it’s a sign that the homeowners haven’t maintained the home’s windows and doors.
Condition
What is the condition of the windows and doors? Are they high-end and built to the latest standards in energy efficiency? Old windows may be worth replacing as they can be a hassle and expensive to maintain–not to mention drafty! Double-glazed windows and doors provide extra insulation and protection from the elements, making them more energy efficient. If the windows are not double-glazed, consider the added expense of keeping the home warm and cozy.
Garage Doors
Automated garage doors are convenient and add significant value to your home. Make sure their function runs easily and quietly. Old and noisy lifts are a sign of worn-out springs that are expensive to replace.

Moisture or Condensation
Is there moisture on the windows or excessive condensation? If so, it could indicate poor insulation, a gas leak, or high humidity. Condensation is common in newer homes, as they’re typically more airtight. However, excessive moisture can be a sign of bigger issues.
Sill Rot
Examine the window frames and sills for rot. Moisture that collects in these areas can penetrate the home or attract pesky bugs like termites. Rotting trim signals poor maintenance and may require a contractor to repair and restore the frames.
Water Stains and Damage
Stay vigilant for any signs of water damage as you move around the home. Water damage can be minimal, with only cosmetic effects, or it can be catastrophic, compromising the home’s structure and safety.

Stains and Shadows
Water stains are obvious, but water shadows or dark spots can indicate trapped moisture in the ceiling. Look for yellowing or discolored ceilings, which can indicate past water damage. If you notice water stains on ceilings, ask why they occurred and if the damage was repaired. Roof leaks, pets, or previous homeowners can cause water damage.
Soft or Unstable Floors
We expect a firm floor underfoot, but if you take a step and it stags…that soft spot is a sign! Press firmly on the floor to check for soft spots. Ask the homeowners if they know why it’s sagging.
Visible Mold

Is there visible mold? If so, it’s a serious issue that affects health and the home’s value. Mold can lurk behind many cosmetic finishes. Sometimes, the mold is hidden, though, which is where you should trust your nose and ask further questions.
Any of the following during a home tour could signal mold is present.
- Flaking plaster or wall coverings
- Watermarks on walls or ceilings
- Musty or moldy odors
- Excessive green or black algae on roof
- Visible growth on walls or ceilings
Outside Problems
Homes are meant to protect us from the elements, but what about when that’s not happening? Look carefully outside to home to verify it’s sealing out the elements.

Peeling Paint and Crumbling Siding
Peeling and crumbling paint, loose siding, and spalling brick could indicate poor maintenance and underlying rot and water damage. These are common issues that can lead to expensive repairs. Re-siding and re-painting older homes may be worth it.
Missing or Damaged Roof Tiles
On the roof, look for missing tiles and rusting flashing around vents, skylights, and chimneys. Moss and piled dry, brittle leaves are other notable items. Are there shingle granules accumulating in the gutters? A failed roof can be expensive to repair, and water damage can be catastrophic.
Yard and Garden
Are there yellow or brown patches on the lawn? If so, it could be a sign of fungal diseases. Fungal diseases are common and can be treated, but they can also indicate underlying problems with the soil. Overgrown vegetation and weeds can hide damage and rot.
Soggy or wet patches hint at other issues. Sometimes, it’s poor drainage around the home. However, it could be a sign of a broken sewer line. If it smells unpleasant, that’s another sign the homeowner has a serious problem under ground. A broken sewer line is a health hazard and a major safety issue.
Fences and Fencing
Fences can be expensive to repair. Some types, like cedar, may need to be replaced every 10 years. Examine the fencing and gates for any damage or weaknesses. Additionally, is it adequate for your needs? If you have kids, is the yard safe? If you plan to install a playground, is the yard large enough?
What about any community restrictions, like a Homeowners Association (HOA)? Some have fencing restrictions governing their use and style. If you want to add a pool or playground, are there specific fencing regulations you need to follow? Some HOAs have very strict guidelines, so it’s essential understand any restrictions before you buy.
Driveways and Walkways
A safe driveway and walkway are essential to any home’s accessibility and safety. If you have kids or aging parents, uncracked walkways pose trip hazards. Sometimes, the cracks are signs of settling; others, reasonable wear and tear from changing weather or use. Either way, they’ll need addressing as a homeowner.
Permit Compliance
What’s with the home’s layout? Are there any converted spaces, like a basement or garage? If so, were permits pulled? Even if the changes are well done, if they weren’t permitted, you could face a nice chunk of change to bring them up to code. Ask the seller if they’ve done any recent renovations and verify they have permits. You want to know if the home is legally sound and up to code.
If the home is being sold “as is,” it means the seller has no intention of making repairs or renovations. However, you’ll be responsible for issues, including unpermitted work. You could be facing thousands of dollars in fines from the county. It could be worth your while to negotiate with the seller to fix or remove the unpermitted additions.
Potential Repair Costs to Consider
Some home repairs run up into tens of thousands of dollars. The reasons for these things to look for when touring a house is to see what other major expenses are lurking around the corner.

Before you extend any offer, consider the potential expenses of fixing any identified problems with the home. A new roof can cost $5,000 to $10,000 or more–and just for the roof. Water damage from a leaking roof can affect walls, floors, and ceilings, adding to the repair cost.
Foundation repairs could be $20,000 or more. An HVAC system on its last legs, adds $1,000 to $6,000. Other included appliances, like the range or dishwasher, could be old and on the fritz, costing $1,000 to replace new. Any unpermitted home additions or renovations could leads to fines from local authorities in the thousands of dollars.
Additional Questions to Ask
Additional questions to ask when viewing a home help you gather crucial information about the property.
Why is the Seller Moving?
Understanding the seller’s motivation for moving can provide insights into the property’s history and potential issues. Sellers may move for various reasons, like taking a different job, outgrowing their home, or dissatisfaction with neighbors.
Plus, the seller’s reason for moving can leverage negotiation if they are highly motivated.
How Many Offers Have Been Made?
Knowing how many offers have been made gauges competition. The number of offers indicates the market’s competitiveness for that property.
Discuss competitors and the nature of other offers with your real estate agent before making an offer. The competitive landscape can create urgency when deciding whether to proceed.
Are There Any Disclosures?
Sellers must disclose known issues such as lead paint, asbestos, mold, and water or pest damage. Ask listing agents about any known issues to ensure you are fully informed.
Inquire if any additions or renovations were made and about the contractors used, as this may indicate potential future issues. Before purchasing, get a home inspection to uncover any additional issues that may not be disclosed.
Post-Tour Steps
After completing your home tours, make a well-informed decision with confidence as you prepare to buy a home.
Review Your Notes
Organize your notes to create a comparative analysis of the properties toured. Highlight key features and concerns to recall specific details. This step is crucial for assessing the pros and cons of each potential home.
Categorize notes from home tours based on features to easily compare and contrast comparable homes. This helps you make a more informed decision and choose the home that best fits your needs and lifestyle.
Consult with Your Real Estate Agent
Engage with your real estate agent after tours. Share your observations and preferences to refine the search or make a compelling offer. Your listing agent can clarify your observations and strategize potential negotiations for the properties you are interested in.
Discuss the timeline for making an offer to align your actions with market conditions. This consultation ensures you make an informed decision based on professional advice and market insights.
What to Look for During a House Showing
Preparing for a house tour involves thorough research and planning. Each step is crucial in finding the right home. Rely on all your senses during the tour to uncover any concerns about that property. Review your notes with your real estate agent to ensure a comprehensive evaluation of each property.
Hopefully, this guide has equipped you with the knowledge to navigate the homebuying process confidently, helping you find a home that meets your needs and fits your lifestyle.
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Preston Guyton
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