Important Legal Notice
Disclaimer: This article provides general educational information about home buying in the United States and should not be construed as legal, financial, tax, or real estate advice. Real estate laws, mortgage regulations, tax codes, and lending requirements vary by state, county, and municipality and are subject to change.
Professional Consultation Required: Before making any financial decisions related to purchasing real property, you must consult with licensed professionals, including but not limited to:
- A licensed real estate attorney admitted to practice in your state
- A licensed real estate agent or broker
- A qualified mortgage lender or loan officer
- A certified public accountant (CPA) or tax advisor
- A licensed home inspector
Verify Current Laws: Federal, state, and local real estate laws change frequently. Always verify current regulations on official government websites, including HUD.gov, ConsumerFinance.gov, and your state's official real estate commission website before proceeding with any transaction.
No Attorney-Client Relationship: Reading this article does not create an attorney-client relationship, professional advisory relationship, or fiduciary duty of any kind.
Information Currency: Laws, regulations, tax rates, lending criteria, and government programs are subject to frequent changes. Information presented may become outdated. Always verify current information through official sources and licensed professionals.
No Liability: While reasonable efforts have been made to provide accurate information, no warranty is given regarding completeness, accuracy, or currency of the information. Use of this information is entirely at your own risk.
One of the biggest mistakes First time home buyer make is not asking the right questions before making an offer. Many buyers tour a home, feel excited, and submit an offer—only to find red flags when buying a house weeks later when the deal is already underway.
Common surprises include HOA rules they didn't expect, legal disputes, flood history, neighbor problems, and costly fees coming soon. Smart buyers prevent these problems by asking lots of questions early. First-time buyers often skip this important step.
Think about your last house viewing. Did you ask about:
- Why the sellers want to move?
- What they like most about the home?
- What the neighbors are like?
- Major repairs that have been done?
- Typical monthly utility costs?
If you asked fewer than three of these questions, you might be making offers without key details. Review our home buying tips for 53 strategies that complement these questions. The 62 questions below create a complete guide, helping you avoid surprises while you negotiate with confidence.
Essential Questions to Ask Seller When Buying a House
The property's past often predicts its future. Knowing what happened before helps you plan for costs ahead.
Questions for the Agent or Seller:
How long have the current owners lived here? Why it matters: Short ownership (under 3 years) may mean a flip or buyer regret. Long ownership (over 15 years) often means delayed repairs but shows the home worked for that family.
Why are the sellers moving? Red flag answers: Vague replies or "personal reasons" without details. Good answers: Clear reasons like job moves, family size changes, or lifestyle shifts.
What major repairs have been done in the last 10 years? What to check: Ask for receipts, permits, and contractor names. No major work in over a decade means big costs may be coming. Recent work should have permits on file.
Have there been any insurance claims on this property? Key insight: Claims for water damage, foundation issues, or fire point to problems that may come back. Ask for a CLUE report to see claim history.
Has the property ever flooded or had water problems? Important note: Sellers must disclose known issues. Asking creates a record of your question. Even fixed flooding often returns. Check FEMA's Flood Map site at msc.fema.gov.
Are there any disputes about property lines? Why it matters: Boundary fights can delay or kill deals. They need costly surveys and create neighbor conflict. Ask for existing surveys.
What's included in the sale, and what's not? Common surprises: Washers, dryers, curtains, light fixtures, or sheds may not stay. Get written proof of what stays and what goes.
Has the property been tested for radon, lead, asbestos, or mold? Risk check: If no tests were done, arrange testing. If tests exist, ask for results. High radon costs $1,200–$2,500 to fix. Lead and asbestos need special plans.
Are there HOA or deed limits on this property? Key step: Request HOA documents 7–10 days before making an offer. Review rules, fees, reserves, pending fees, and limits on rentals, pets, or changes.
Have there been any additions or major changes? Permit check: All additions and major work need permits. Work done without permits creates finance and insurance problems. Check that all work was permitted.
What should a buyer know about the neighbors? Inside info: Agents sometimes share what they know about the area, new projects, or property quirks. Ask open-ended questions. Also prepare a detailed home inspection checklist to verify property condition.
Why did past offers fall through? Insight: This is one of the most revealing questions to ask seller when buying a house. It may uncover inspection finds, finance issues, or seller problems.
Category 2: Property Systems Questions (13-28)
Don't rely only on inspections. Asking these questions early helps you spot major problems fast.
Questions About Systems and Upkeep:
- How old is the roof, and has it ever leaked?
- How old are the heating and cooling systems? Are they serviced often?
- How old is the water heater? What size is it?
- What type of pipes are in the home? (Copper, PEX, galvanized, or polybutylene/PB)
- Has the electrical been updated? What's the panel capacity?
- Is the property on city sewer or septic?
- If septic, when was it last pumped and checked?
- Are there any known foundation problems or past repairs?
- 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 problems on the property?
- What appliances are included, and how old are they?
- Has the chimney been inspected or cleaned lately?
- Are there any ongoing service contracts? (HVAC, lawn, pool, security)
- What are the typical yearly upkeep costs?
Sellers who give clear answers tend to take good care of their homes. Vague or defensive answers may signal neglect or hidden problems.
Category 3: Neighborhood Questions (29-38)
Your house might be great, but the surrounding area shapes your investment and daily life.
Questions About the Area:
What do you love most about this neighborhood? Insight: Their favorite parts may not matter to you. This shows how well the area fits your lifestyle.
What are the neighbors like on each side and across the street? Red flags: Refusal to talk about neighbors, negative comments, or mentions of disputes or noise.
Is there much noise from traffic, neighbors, or nearby businesses? Check yourself: Visit at different times (rush hour, evenings, weekends) to judge noise levels.
Are there any planned building projects or zoning changes nearby? Future impact: New buildings can raise or lower property value. Commercial changes may add noise or traffic.
What are the schools like in this area? Value factor: Even without kids, school quality greatly affects resale value. Check nces.ed.gov for school data.
How long is the commute to major job centers? Reality check: Test the drive during actual rush hour. GPS estimates during off-peak hours are often wrong.
What are the property taxes, and have they gone up much? Budget note: Taxes can rise 5–15% after a sale as the assessed value updates. Plan for this.
Are there any planned special fees? (HOAs or city) Hidden cost: Special fees for projects or repairs can add $2,000–$15,000 or more.
What's the walkability score? Are stores and parks nearby? Quality of life: Walkability affects daily life. Check the distance to groceries, restaurants, and parks.
Have there been any crimes or safety issues in the area? Due diligence: Research crime stats before adding this to your list of questions to ask when viewing a house. Check the FBI's Crime Data Explorer and local police records.
Understanding the best time to buy a house can affect how motivated sellers are to answer your questions honestly—winter sellers are often more forthcoming than spring sellers.
Category 4: Financial and Questions to Ask Seller When Buying a House (39-48)
Key Financial Questions:
What's the total monthly cost to own this property? Full picture: Add up mortgage, taxes, insurance, HOA fees, utilities, and average upkeep.
Are there any liens or legal claims against the property? Title issues: Liens must be cleared before closing. Legal claims delay or block the sale. Get a title report early.
Has the property been appraised lately? At what value? Finance risk: If a recent appraisal is far below the asking price, financing may be hard.
Are there any easements on the property? Use limits: Utility or access easements limit what you can do with the land.
What warranties exist on recent work? Transfer: Roof, HVAC, or appliance warranties may transfer to the new owner. Ask for documents.
Are there any open permits or code violations? Closing blockers: These must be fixed before closing. Some lenders won't finance homes with violations.
What's covered by the HOA fees, and how often do they go up? Budget planning: Review the 5-year fee trend. Fast-rising fees signal financial problems.
Are there rental limits if I want to rent the property later? Flexibility: Some HOAs restrict or ban rentals. This affects your options if you move but keep the house.
Has the seller gotten any letters from the city or county about the property? Compliance: Letters may address code issues, zoning problems, or needed repairs.
What's the seller's lowest acceptable offer? Insight: They may not answer honestly, but their response shows how flexible they are.
Category 5: Lifestyle Questions (49-62)
These final questions help you see if this home truly fits your lifestyle. Add them to your list of questions to ask when viewing a house:
- What are the average utility costs per month? (electric, gas, water)
- How well does the home heat and cool? (any problem rooms)
- What cell carriers get good signal here?
- What internet providers and speeds are available?
- Is the home energy-efficient? What upgrades would help?
- Are there any pest or animal issues?
- What's the garbage pickup schedule? Is there recycling?
- Are there storage options beyond what's visible?
- How does the property handle heavy rain or snow?
- What upkeep 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'd known before buying this property?
- Are there any quirks about the house I should know?
- Would you buy this house again if you could go back?
These questions reveal seller honesty, property challenges, and lifestyle fit that photos and tours can't show.
The Strategic Questioning Approach
You may wonder how to ask 62 questions without seeming difficult. The key is staging your questions well.
Ask questions naturally during showings. Certain topics fit listing agents best (motivation, history). Others are good for sellers if present (neighbors, favorites, quirks). Some require written requests through your agent (HOA documents, permits, insurance claims).
Many facts can be researched using public records before you tour:
- FEMA's Flood Map site (msc.fema.gov) for flood zones
- FBI's Crime Data Explorer for crime stats
- nces.ed.gov for school information
- Local property records for tax history
- EPA.gov for lead and radon hazards
This lets you focus in-person questions on things only the seller can tell you.
Documentation Strategy
The key to success lies not just in asking questions but in writing down the answers.
Create a property profile for each home you consider seriously:
- Record all verbal answers with dates and who gave them
- Request written replies to key questions through your agent
- Gather documents including permits, warranties, HOA files, and utility bills
- Compare answers against your own research
- Flag gaps or conflicting information for follow-up
This record serves three purposes: it helps you compare homes fairly, creates a legal record if someone lies, and shows which sellers are honest.
Your home buying checklist success depends on having the right information. These 62 questions form your viewing strategy. By using these questions, you ensure you make offers only when you are fully informed.