10 Open House Tips for Home Buyers

An open house is a free look. Get more out of it than the snacks.

Open houses are a low-pressure way to see homes and neighbourhoods. The person hosting usually works for the seller, though — keep that in mind with everything you say.

1. 1. Remember who the host represents

   The host is typically the listing agent or someone from their office. Their job is to get the seller the best price. Don't share your maximum budget or how much you love the house.

   Be friendly, but treat everything you say as something the seller may hear. Comments like ‘we could move fast’ or ‘this is the one’ weaken your negotiating position before an offer is even written. If you need to talk money or strategy, do it with your own agent afterward.

2. 2. Mention if you already have an agent

   If you have signed a buyer agreement, say so on the sign-in sheet. It avoids confusion later about who represents you.

   If you don't have an agent yet and the host offers to represent you, remember that they already work for the seller. Georgia permits dual agency only with written consent, and an agent on both sides cannot fully advocate for you on price or repairs. Take your time choosing representation.

3. 3. Look past the staging

   Furniture is chosen to make rooms look bigger. Note room dimensions, window placement and where your own furniture would go.

   Bring a tape measure for the rooms that matter — the primary bedroom, the living room, the garage if you have a large vehicle. Notice where the sun comes in, how much natural light the main rooms get, and whether the floor plan suits the way you actually live rather than the way the staging suggests.

4. 4. Open things

   Cabinets, closets, the water heater closet, the electrical panel. Look under sinks for leaks and at ceilings for stains.

   Check the age labels on the water heater and HVAC units while you are there, and look at the electrical panel's labelling. Run a tap and flush a toilet if the host allows. None of this replaces an inspection, but it tells you which houses deserve one.

5. 5. Check the outside

   Walk the lot. Look at drainage, the roof from the ground, the HVAC units, fences and the condition of decks.

   Georgia's red clay and heavy rain make drainage one of the most common problems in local homes. Look at where downspouts discharge, whether the soil slopes away from the foundation, and whether there is erosion, standing water or staining along the lower walls.

6. 6. Ask for the disclosures

   Request the seller's disclosure statement and any HOA information. Reading them before you offer saves surprises.

   Georgia sellers typically complete a written disclosure statement. Read it for past water problems, repairs, insurance claims and anything left blank — then ask about the blanks. If there is an HOA, ask for the fee and whether any special assessment is planned.

7. 7. Ask about offers and timing

   Whether offers are in, and when the seller wants to decide, tells you how fast you need to move.

   If the seller has set a deadline for offers, you may need to tour privately, talk to a lender and book an inspector within a day or two. Knowing the timing at the open house gives you a head start on all of that.

8. 8. Listen to the neighbourhood

   Note traffic noise, nearby construction, and how the street feels. Return at rush hour or in the evening if you are serious.

   Open houses are usually held on quiet weekend afternoons, which can be the most flattering time to see a street. Come back on a weekday morning to judge commute traffic, school pickup lines and noise from nearby roads or businesses.

9. 9. Take notes and photos (with permission)

   After three open houses in an afternoon, details blur. Write the address on every note.

   A simple scoring sheet helps: layout, condition, lot, location and price, each out of five. Comparing scores later is easier than comparing memories, and it keeps you honest about the house you liked versus the one that actually fits.

10. 10. Book a private showing if you are interested

    An open house is crowded. A private tour lets you ask questions and look closely. Book a tour with a licensed agent.

    A second visit with your own agent is the time to look closely at the roof line, systems and condition, and to discuss what similar homes have recently sold for. It is also when your agent can find out from the listing agent what matters most to the seller.

General information for Georgia home buyers, not legal, tax or lending advice. Loan programs, rates, limits, tax rates and insurance terms are set by lenders, agencies, counties and insurers and change — confirm current figures with them, and have your closing attorney review anything you sign.