20 Questions to Ask When Touring a House
A tour is the cheapest inspection you will ever get. These are the questions that turn a walk-through into information.
Most buyers spend a showing looking at paint colours and furniture that will leave with the seller. The things that cost money — the roof, the systems, the water, the lot, the taxes — are rarely on display, so you have to ask.
Not every answer will be available on the spot. That is fine: your agent can get it from the listing agent before you write an offer, and the rest gets verified during the due diligence period.
1. How old is the roof, and has it ever been replaced or repaired?
A Georgia roof takes years of summer heat and hail. Age tells you whether you are buying a roof or budgeting for one, and a recent replacement should come with a receipt and sometimes a transferable warranty.
2. How old are the HVAC units, and when were they last serviced?
Many Georgia homes have two systems — one per floor — and each has its own age. Look for the manufacture date on the outdoor unit's label and ask for service records.
3. How old is the water heater?
It is a small item that fails without warning. The date is usually on the label; tankless or tank, knowing its age lets you plan rather than react.
4. Is the home on public sewer or a septic system?
Outside the core counties, septic is common. A septic system needs its own inspection and periodic pumping, and the county health department may have permit records. See our septic guide.
5. Is the water from a public utility or a private well?
A well means testing the water and the equipment during due diligence. Ask for the well's age, depth if known, and any past test results.
6. Has there ever been water in the basement or crawlspace?
Red clay holds water and Georgia storms are heavy. Ask directly about leaks, sump pumps, French drains and any moisture or waterproofing work — and look for stains, efflorescence and fresh paint in low spots.
7. Has the house had termite treatment, and is there a transferable bond?
Subterranean termites are a fact of life here. A termite bond that transfers to you is worth having, and many loans require an Official Georgia Wood Infestation Inspection Report before closing.
8. What are the utility bills in summer and winter?
Power bills in a Georgia August say a lot about insulation, windows and the age of the HVAC. Ask for a typical high and low month.
9. Is there an HOA, and what does the fee cover?
Ask the fee, what it pays for, whether a special assessment is pending, and whether there are rules on rentals, fences, parking or exterior changes. Our HOA guide lists the documents to request.
10. What are the property taxes, and does the current bill include a homestead exemption?
The seller's tax bill may reflect exemptions that end when they sell. Your bill can be higher in your first year. See property taxes in Georgia.
11. Is any part of the lot in a flood zone?
Check the FEMA flood map for the address and ask whether the owners carry flood insurance or have ever filed a claim. A lender will require flood insurance if the home sits in a designated flood zone.
12. Were any additions, finished basements or decks permitted?
Unpermitted work can complicate an appraisal, insurance and resale. Ask, and have your agent check what the county permit office shows.
13. Why are the sellers moving, and how soon do they need to close?
Timeline is leverage. A seller who has already bought elsewhere may value a fast, clean close more than a few thousand dollars.
14. How long has it been on the market, and has the price changed?
Days on market and price history are on every listing page. A home that has sat, or been cut, usually has more room to negotiate. Our guide to reading a listing explains what to look for.
15. Have there been other offers?
The listing agent may not tell you much, but whether offers exist or one fell through changes how you write yours.
16. What stays with the house?
Appliances, window treatments, mounted TVs, light fixtures, the playset — if it matters to you, it needs to be written into the contract.
17. What is the internet service at this address?
Speeds vary street by street outside the city. Check providers for the exact address before you fall in love with a home office.
18. How is the drainage around the house?
Look at where downspouts discharge and whether the ground slopes away from the foundation. Standing water and erosion are cheaper to fix before closing than after.
19. What is the commute at rush hour?
Drive it at the time you would actually leave. Atlanta distances in miles say little about distances in minutes.
20. Are there any known issues the seller has disclosed?
Georgia sellers typically complete a disclosure statement. Ask for it before you offer, read it closely, and ask about anything left blank.
After the tour
Write the answers down the same day, while you still remember which house had the wet crawlspace. Then decide whether the house is worth an offer, and let the inspection during due diligence confirm what you were told.
If you want an agent with you on the next one, you can book a tour online.
Common questions
Can I ask the seller questions directly at a showing?
Usually sellers are not present, and when they are, it is best to let your agent ask. Anything important should be confirmed in writing or verified during due diligence.
Is the seller required to answer?
Sellers should not conceal known defects, but they are not required to answer every question. Unanswered questions are exactly what the inspection during the due diligence period is for.
How long should a showing take?
Thirty to forty-five minutes is enough for a first look. A second showing, at a different time of day, is worth it before an offer on a home you are serious about.
Should I take photos during a tour?
Ask first. Most sellers allow it for your own reference; photos help you compare homes afterward.
Read next
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.