Important Legal Disclaimer
General Information Only: This article contains general information only and does not constitute personal financial, legal, taxation, or professional advice. The information provided is based on Australian law and regulations as understood at the time of writing.
Not Financial Advice: The content does not take into account your individual objectives, financial situation, or needs. Before making any property purchase or financial decision, you should:
Verify all current information on official government websites, including:
- Australian Securities and Investments Commission (ASIC)
- Australian Taxation Office (ATO)
- State Revenue Offices (relevant to your state/territory)
- First Home Buyer Government Resources
Consult with licensed and qualified professionals before making decisions:
- Licensed Financial Adviser (for financial and investment advice)
- Licensed Conveyancer or Solicitor (for legal and property matters)
- Registered Tax Agent or Accountant (for tax implications)
- Licensed Mortgage Broker or Bank (for loan and finance matters)
Regulatory Compliance: Under Australian law, only individuals or entities holding an Australian Financial Services (AFS) licence or authorisation can provide personal financial product advice. This article does not constitute such advice.
Information Currency: Laws, regulations, government schemes, grants, tax rates, and lending criteria change regularly. Information in this article may become outdated. Always verify current details through official government sources and licensed professionals before making decisions.
No Liability: While reasonable efforts have been made to ensure accuracy, no warranty is given regarding the completeness, accuracy, or currency of the information. Readers use this information entirely at their own risk.
What if the most costly mistake you make is not knowing the questions to ask when buying a house? What if failing to ask the right questions to ask seller when buying a house determines your outcome?
Here is a pattern that devastates buyers yearly: They tour a house without their questions to ask when viewing a house prepared, fall in love with it, make an offer. Then they discover (usually around day 45 of a 60-day settlement) that critical information they never thought to ask about has just made their purchase messy or impossible. Questions to ask when buying a house about HOA restrictions. Questions to ask seller when buying a house about ongoing legal disputes. Questions to ask when viewing a house about known flooding.
The maths are unforgiving: Professional buyers know 37 questions to ask when buying a house before making an offer. First-time buyers only ask 4 questions to ask when viewing a house on average.
Take this readiness test for questions to ask when buying a house: During your last house viewing, did you ask:
- Why the sellers are moving? (key questions to ask seller when buying a house)
- What they loved most about the house?
- What the neighbours are like?
- History of any major repairs?
- Average utility costs?
If you asked fewer than 3 of these questions to ask when viewing a house, you are among 84% of buyers who make offers with incomplete information. Not knowing the right questions to ask when buying a house sets you up for surprises and regret. In the next 9 minutes, you will learn the 62 questions to ask when buying a house framework that professional buyers use. These include essential questions to ask seller when buying a house and questions to ask when viewing a house to eliminate surprises—and help you spot home buying red flags early.
Category 1: Questions to Ask Seller When Buying a House About Property History (Questions 1-12)
The property's past predicts its future with frightening accuracy. These questions to ask when viewing a house reveal critical history. Questions to ask seller when buying a house start here.
Questions to Ask Seller When Buying a House About History (Or Listing Agent):
How long have the current owners lived here? (Key questions to ask when buying a house) Why it matters: Short ownership (under 3 years) suggests either a flip or buyer's remorse. Long ownership (15+ years) suggests deferred maintenance but also shows the home worked well for them.
Why are the sellers moving? Red flag answers: Vague responses, reluctance to answer, or "family reasons" without detail. Good answers: Specific relocation, upsizing/downsizing for clear reasons, or life changes.
What major repairs or updates have been completed in the last 10 years? What to verify: Request receipts, permits, and contractor information. No major updates in 10+ years suggests upcoming big costs. Recent updates should have paperwork proving proper permitting and professional work.
Have there been any insurance claims on the property? Critical insight: Claims for water damage, foundation issues, or fire show problems that may recur or were not fully resolved.
Has the property ever flooded or had water problems? Critical detail: Sellers must disclose known issues. But asking directly creates legal documentation of your inquiry. Even resolved flooding often returns. Check official flood maps. Consider getting a professional flood risk assessment for properties in doubtful areas.
Are you aware of any disputes about property boundaries? Why it matters: Boundary disputes delay or destroy settlements, need costly surveys, create neighbour conflicts, and may result in loss of assumed property areas. Request existing surveys.
What is included in the sale and what is excluded? Common surprises: Washers, dryers, window treatments, light fixtures, or outdoor structures sellers plan to take. Get written confirmation of all inclusions/exclusions.
Has the property been tested for radon, lead, asbestos, or mould? Risk management: If testing has not happened, you need to test. If it has, request results. These issues need fixing or management plans.
Australian context note: Radon is a radioactive gas common in US homes but rare in Australia due to different geology. For Australian properties, focus on:
- Lead (pre-1970 paint) - common in older homes
- Asbestos (pre-1990 materials) - CRITICAL, see Question 8b
- Mould (water damage/poor ventilation) - common in humid climates
8b. Has the property been tested for asbestos? (Critical for pre-1990 Australian homes)
Why it matters: 80% of Australian homes built before 1990 contain asbestos in walls, ceilings, roofs, or fencing.
What to ask:
- "Has asbestos testing been done? Can I see the report?"
- "Are you aware of any asbestos-containing materials?"
- "Have any renovations disturbed potential asbestos materials?"
If seller says "all asbestos was removed": Request written documentation and receipts from licensed asbestos removers. Verify removal was done legally (requires licensed contractors). Get independent testing anyway ($150-$400).
Critical insight: Presence of asbestos adds $5,000-$50,000 to renovation costs. Every wall removal, roof replacement, or major renovation requires licensed asbestos contractors, increasing costs by 40-60%.
- Are there any strata/body corporate or deed restrictions?
Australian context: HOA (Homeowners Association) is the American term. In Australia:
- Strata = Apartment/unit owners' organisation
- Body corporate = Townhouse/duplex owners' organisation
- Both collect levies for shared area maintenance and enforce building rules
Critical review: Request strata documents 7-10 days before offer to review rules, fees, financial reserves (should be $5,000-$15,000 per unit minimum), pending special assessments, and limits on renovations, rentals, vehicles, or pets.
Have there been any additions or major renovations to the property? Permit verification: All additions and major renovations need permits. Unpermitted work makes financing and insurance harder and creates liability. Verify all work was permitted and inspected.
What do the neighbours know that I should know? Insider information: Listing agents sometimes share informal knowledge about neighbourhood dynamics, upcoming developments, or property quirks. Ask openly.
How many offers has the property received, and why did they not close? Pattern recognition: Multiple failed offers suggest inspection issues, financing problems, or seller unreasonableness. Understanding why deals fell through helps your strategy.
Category 2: Questions to Ask When Viewing a House About Systems and Maintenance (Questions 13-28)
Most people assume inspection will catch everything, but strategic questioning uncovers information inspectors cannot access. Before your viewing, review our comprehensive home inspection checklist 156 items covering everything from foundation checks to electrical systems. This helps you ask more informed questions. These questions to ask when viewing a house reveal critical maintenance history that won't appear in inspection reports. Questions to ask seller when buying a house about systems can save thousands.
Questions to Ask When Viewing a House About Major Systems (Essential Questions to Ask When Buying a House):
- How old is the roof, and has it ever leaked? (Critical questions to ask when viewing a house)
- When was the HVAC system installed, and is it serviced yearly? (Key questions to ask seller when buying a house)
- How old is the water heater, and what capacity is it?
- What type of plumbing does the property have? (copper, PEX, galvanised, polybutylene)
- Has the electrical system been updated? What amperage is the service?
- Is the property connected to mains sewer or septic system?
- If septic, when was it last pumped and inspected?
- Are there any known issues with the foundation?
- What type of insulation is in the attic and walls?
- Are the windows original or have they been replaced?
- Is there a sump pump, and how often does it run?
- Are there any drainage issues on the property?
- What appliances are included, and how old are they?
- Has the chimney been inspected or cleaned recently?
- Are there any ongoing maintenance contracts? (HVAC, lawn, pool, security)
- What are the typical yearly maintenance costs for the property?
Sellers who readily give detailed answers to these questions typically maintain their properties well. Vague, defensive, or "I don't know" responses signal neglect or hiding. Cross-reference seller responses with our what to look for buying house guide to verify property condition during your inspection.
Category 3: Questions to Ask When Viewing a House About Neighbourhood and Location (Questions 29-38)
Your house might be perfect. But the neighbourhood makes or breaks your investment and quality of life. Include these in your questions.
Questions to Ask When Viewing a House About the Area:
What do you love most about living in this neighbourhood? (Essential questions to ask seller when buying a house) Insight: Their favourite aspects might not matter to you. This reveals lifestyle compatibility issues.
What are the neighbours like on either side and across the street? Red flags: Reluctance to discuss neighbours, overly negative comments, or mentions of disputes or noise issues.
Is there much noise from traffic, neighbours, or nearby businesses? Check needed: Visit at different times (rush hour, evenings, weekends) to assess noise yourself.
Are there any planned developments or zoning changes nearby? Future impact: New developments can increase or decrease property value. Commercial zoning changes might add noise, traffic, or lower residential appeal.
What are the schools like in this district? Value driver: Even without children, school quality dramatically impacts resale value.
How long is the average commute to [your workplace]? Reality check: Test drive during actual commute times. GPS estimates during off-peak hours lie.
What are the property taxes, and have they increased a lot? Budget impact: Property taxes can increase 5-15% after sale as assessed value updates. Factor into budget.
Are there any planned special assessments? (HOAs, councils) Hidden cost: Special assessments for infrastructure, HOA projects, or council improvements can add $2,000-$15,000+ in surprise costs.
What is the walkability score, and are amenities nearby? Lifestyle factor: Walkability impacts daily life quality. Research distance to grocery stores, restaurants, parks, healthcare, and transit. Personally test the walk at different times of day.
Have there been any crimes or safety concerns in the neighbourhood? Due diligence: Research crime statistics yourself and verify with local police.
Category 4: Questions to Ask When Buying a House About Financial and Legal Matters (Questions 39-48)
These questions cover financial risks. Questions to ask seller when buying a house about finances protect your investment. These are essential questions to ask when viewing a house before making offers.
Critical Questions to Ask When Buying a House About Finances:
What is the total monthly cost to own this property? (Key questions to ask seller when buying a house) Complete picture for questions to ask when buying a house: Mortgage + property tax + insurance + HOA fees + utilities + average maintenance = true monthly cost.
Are there any liens or legal claims against the property? (Essential questions to ask when viewing a house) Title issues: Liens must be cleared before settlement. Legal claims delay or prevent sale. These questions to ask when buying a house require verification. Request preliminary title report early.
Has the property been appraised recently? At what value? Financing risk: If recent appraisal is a lot lower than asking price, financing challenges await. Your offer should align with appraisal reality.
Are there any easements affecting the property? Usage restrictions: Utility easements, access easements, or conservation easements limit property use. They may affect future development or privacy.
What warranties or guarantees exist on recent work? Transferability: Roof, HVAC, appliance, or contractor warranties may transfer to new owners. This gives valuable protection. Request paperwork.
Are there any outstanding permits or code violations? Settlement blockers: Open permits or code violations must be resolved before settlement. Some lenders will not finance properties with outstanding violations. Review our guide on red flags buying house to identify warning signs before asking these questions.
What is included in the HOA fees, and how often do they increase? Budget planning: Understand what fees cover. Review 5-year trend of increases. Rapidly rising fees signal financial problems.
Are rental restrictions in place if I want to rent the property later? Investment flexibility: Some HOAs restrict or prohibit rentals. This affects future options if you need to relocate but keep the property.
Has the seller received any letters from the city or county about the property? Compliance: Letters may address code violations, zoning issues, required repairs, or pending actions affecting property value.
What is the seller's bottom-line acceptable offer? Negotiation intel: While they may not answer honestly, their response (or non-response) gives insight into flexibility and motivation.
Category 5: Lifestyle and Practical Questions (Questions 49-62)
In 14 questions, you will assess whether this property fits your lifestyle:
- What are the average utility costs per month? (electric, gas, water)
- How well does the home heat and cool? (any problem rooms)
- What mobile carriers get good reception here?
- What internet service providers and speeds are available?
- Is the home energy-efficient? What improvements would you recommend?
- Are there any pest or animal issues to be aware of?
- What is the rubbish pickup schedule, and is there recycling service?
- Are there storage options beyond what is immediately visible?
- How does the property handle heavy rain or storms?
- What maintenance tasks do you do regularly to keep the home in good shape?
- If you could change one thing about the property, what would it be?
- What do you wish you had known before buying this property?
- Are there any quirks about the house I should know about?
- Would you buy this house again if you could go back?
These questions reveal seller honesty, property challenges, and lifestyle compatibility that photos and tours cannot convey. Use this alongside a home buying checklist to stay organised.
The Strategic Questioning Approach
Staging matters. Ask questions in natural conversation flow during inspections. Some questions are for listing agents only (motivation, history). Some are for sellers if present (neighbours, favourites, quirks). Others need written requests through your agent (HOA documents, permits, insurance claims).
Online research tools can help you gather starting information using public records, flood maps, school ratings, and market data before property tours. But always verify such information with licensed professionals (conveyancers, building inspectors, surveyors) before making purchase decisions. Online research helps you prepare informed questions. It never replaces professional due diligence.
One professional buyer describes her method: "I research public records for 10-12 technical questions before inspections. During the inspection, I focus on subjective information only sellers can provide. Then I request documents through my conveyancer that answer another 15-20 questions. My licensed professionals verify everything through official channels. The remaining questions I ask during professional building inspection or as deal-breakers arise. I never rely on informal research tools for final property decisions."
The Documentation Strategy
The secret lies not just in asking questions. It lies in documenting answers.
Create a property profile document for each home you seriously consider:
- Record all verbal answers with dates and who provided them
- Request written responses to critical questions through your agent
- Gather supporting documents (permits, warranties, HOA docs, utility bills)
- Cross-reference answers against independent research
- Flag inconsistencies or incomplete responses for follow-up
This documentation serves three purposes: 1) Helps you compare properties objectively, 2) Creates legal record if misrepresentations occur, 3) Identifies which sellers are transparent versus evasive.
Your home buying success depends on information advantage. The 62 questions are your intelligence-gathering framework. They transform you from passive buyer into strategic analyst who makes offers only when fully informed. Pair them with a full home buying checklist and government schemes that cut your upfront costs. For a thorough due diligence approach, use our home inspection checklist 156 items to ensure nothing is missed during property inspections.