A home is typically the largest single investment you’ll ever make, and you’ll likely spend a lot of time and energy searching for the perfect place. By the time you're ready to buy, you'll already know a lot about the house. However, it's a good idea to do a little more detective work and get answers to a few investigative questions. It will give you additional peace of mind in your purchase.
Questions To Ask Seller When Buying A House?
A conversation with the seller, the seller's agent, and a review of the public records can fill in detail blanks that will help you make a better decision. Contacting the county's property appraiser for the home's location are great starting points. Here are the ten investigative questions to ask a home seller.
Questions to ask a home seller include: Why are they selling? And how long has the home been on the market?
What did they pay for the home? And what’s included in the sale?
Any nuisances or hazards (traffic congestion, noise, crime, or problem neighbors, natural hazards, or lead-based paint)?
What's the age and condition of parts of the house (i.e., roof)? And any major repairs or renovations and if so, when and by who? What did they love about the home, neighborhood, and community?
1. Why Are You Selling?
There are many reasons why people move, including job relocation, desire to get into a smaller/larger house, life events (marriage, the birth of a child, death of a spouse, or other reason), and retirement. While you may not always get a truthful answer, asking why the seller is moving can be helpful in determining how much room there is for negotiating.
Depending on the reason for moving, the seller may be willing to accept a lower offer if it means they can be out of the home faster. Of course, if the seller is in no hurry to sell, there may be little room for negotiation.
2. Length of Time on Market
One of the primary reasons a house ends up staying on the market a long time is that it was priced too high to begin with. This mispricing is often a function of a poor strategy.
The longer a house stays on the market, the harder it becomes to sell since the listing becomes “stale,” and buyers think there must be something inherently wrong with the property (otherwise it would have sold by now, right?). If the home has been on the market for a long time, the seller may be motivated and more willing to negotiate.
3. Previous Selling Prices
Knowing how much the seller paid is helpful for a couple of reasons. First, it tells you if values in the local market have gone up or down since the seller purchased the home. Second, it may help you determine how open the sellers may be to negotiation, and here’s why: If the sellers bought the home at rock bottom, they may be more willing to move down on price since they will still make a reasonable profit. If your sellers purchased the home for close to or more than the asking price, however, they probably won’t be willing to move much—if at all—on price.
If the sellers won’t tell you what they paid, you can find out by checking the public records. They are available at the Register of Deeds (or a similar office, such as Recorder of Deeds) in the county where the property is located.
4. What Is Included in the Sale?
Anything that is permanently attached to the home (for example, faucets, cabinets, and window blinds) is considered a fixture and is generally included in a home sale. Sometimes, legal definitions determine what is—and what is not—included in the sale, but sometimes an item can fall into a gray area.
When in doubt, and to avoid disappointment, ask what’s included in the sale and get it in writing. Pay close attention to items such as outdoor play equipment, sheds, lighting fixtures, appliances, window treatments, wall-mounted sound systems, and anything else you would be upset to find missing if you moved into the home.
5. Area Nuisances or Problem Neighbors
Neighborhoods can be affected by any number of nuisances including speeding on community streets, traffic congestion, noise (from traffic, neighbors, barking dogs, and/or nearby businesses), crime, bothersome odors (including cigarette smoke), litter, poor maintenance, bright lights, and problem neighbors who cause disturbances. While you may not get a particularly detailed answer, it’s a good idea to at least try to find out about any problems before going through with a purchase. In addition to asking the seller about nuisances, you can visit the local police department to research crime statistics for the neighborhood.
6. Lead Paint and Natural Hazards
Disclosure statements serve to inform buyers about a home’s condition and help protect sellers from future legal action if problems are found. While disclosures vary by state and even county, sellers must make disclosures about such items as existing liens, lead-based paint, natural hazards (e.g., floodplain), termite problems, history of property-line disputes, and defects in major systems and/or appliances. In fact, there are eight disclosures sellers must make; it makes sense to ask about all of them, just in case.
Because there may be problems with the house that the seller knows about—but is not required by law to disclose—it can be helpful to ask point-blank: Are there any potential hassles with this house? You might find out about problems ahead of time and be able to negotiate repair costs. Of course, you should still get a comprehensive inspection before buying the house since there might be issues the seller doesn’t know about or won’t willingly share.
7. Past Problem Conditions
While disclosure rules vary from state to state, home sellers generally must tell you about any current problems with the property—but they don’t have to tell you about any past problems that have been corrected. If it’s already fixed, why is it important to know? Because it might lead to another problem in the future.
A leaky roof might have been repaired, for example—but what was done about the water that ended up in the attic? Ask if the seller has had to fix any problems with the house, and how well the solution worked. It’s also helpful to find out who did the work in case there is a similar problem in the future.
8. Age Of Components
Ask about the age and condition of key components of the house so you are prepared for any big expenses you could be facing. Start with the roof: Newer ones may last anywhere from 15 to 50 years, depending on the roofing material. An asphalt roof lasts about 15 to 20 years, so if it’s already 15 years old, you might be looking at a fairly immediate large expense. Also ask about the heating and cooling systems, appliances, water heater, septic, plumbing, and electrical systems.
9. Major Repairs and Renovations
Bad renovations, sketchy plumbing, and mediocre construction can end up costing you both financially and emotionally—and even in terms of your health. It’s important to ask if any major repairs and renovations have been done to the home and who did them: Was it a licensed contractor or a DIY project?
See whether the seller can produce a building permit for repairs and renovations that require one. Such improvements include any structural additions, installing a new roof, adding/relocating electrical outlets, adding/relocating plumbing fixtures, and installing/replacing an HVAC (heating, venting, and air conditioning) system.
If the seller doesn't have the building permits (perhaps the work was done by an earlier owner), double-check with the local building department, usually through the county or city authorities.
If a permit should have been issued—but wasn’t—the building official may have the authority to force the current owner (which could be you, if you buy the house) to obtain the permit and satisfy the current code requirements. This could turn into a very costly project.
10. What Did You Like Most?
This question might put the seller on the spot, or seem a touch personal. But it can get the person talking about the home, neighborhood, and community. You might learn something positive that you might not have known otherwise—the tight-knit community, the short walk to the library, the way the sun shines through the living-room windows in the afternoon, the low heating bills, or the wildflowers that grow in the summer on the hill behind the house.
The Bottom Line
Listing and marketing materials include lots of details about a house (the number of bedrooms and baths, and the square footage, for example) and the showing lets you see it firsthand. But talking to the seller can help you learn exactly what you could be getting into. If you have difficulty being able to connect with the seller, try to get some of these questions answered through your real estate agent.
Before making an offer on a house, you want to be absolutely sure that it’s “the one.” But with so many options out there, how do you find your perfect match?
Finding the right home involves research, so you’ll need to ask the right questions. That way you know you’re making a competitive offer on a home that you can afford — and meets your long-term needs.
To weed out the duds from the diamonds, here are 15 questions to ask when buying a house.
1. What’s my total budget?
It could be a waste of time to start looking at houses without understanding how much house you can afford. There are additional costs to consider other than the sales price, such as property taxes, homeowners insurance, homeowners association dues, ongoing home maintenance and any renovations you want to do.
“With all the other added expense that comes with homeownership like repairs and homeowner’s association fees, you may not see the financial benefits for several years,” says Wendy Mays, a Realtor with Berkshire Hathaway HomeServices California Properties in Chula Vista, California.
Showing the seller you have the financial means to buy their house is important if you want your offer to be accepted. This means getting preapproved for a mortgage.
“Not only does it give the buyer an idea of what they can afford but it gives the Realtor assurance that they’re showing a qualified buyer a home,” says Joey Sampaga, a Realtor with Keller Williams Legacy One in Phoenix. “It shows you’re not wasting the seller’s time.”
2. Is the home in a flood zone or prone to other natural disasters?
A property that’s in a flood zone or other natural disaster area may require additional insurance coverage. For example, homes that are located in a federally-designated, high-risk flood zone require flood insurance. (Find out whether a property is in a high-risk flood zone using FEMA’s Flood Map Service.)
Likewise, if you’re buying a home in California where earthquakes are common, you may need to get earthquake insurance. Another tip: Make sure you purchase enough homeowners insurance to cover the cost of completely rebuilding your home if it’s destroyed. If you’re underinsured, you could be left footing a massive bill to repair or rebuild your home if a major disaster hits.
3. Why is the seller leaving?
Understanding why the seller is moving – whether it’s due to downsizing, a job relocation or as a result of a major life event – might help you figure out how motivated they are when negotiating. A good buyer’s agent will try to find out this information for you and gauge how flexible (or not) the seller might be during negotiations. A motivated seller who needs to move quickly or whose home has been on the market a while is more likely to work with you than someone who isn’t in a rush to move.
4. What’s included in the sale?
Anything that’s considered a fixture is typically included when purchasing a house – think cabinets, faucets and window blinds. However, there could be items that you think are included with the home but actually aren’t. This depends on your state’s laws. The listing description should spell out any exclusions that the seller is not including, but that’s not always the case.
Make sure to ask in your offer what is (and isn’t) included with the home. Do you really want the washer and dryer, or that stainless-steel refrigerator? Ask if the seller will throw these items into the deal.
5. Were there any additions or major renovations?
In some cases, property records and listing descriptions don’t always match up. A home might be advertised as having four bedrooms, but one of those rooms may be a non-conforming addition that doesn’t follow local building codes. Find out what major repairs or renovations the seller has done since owning the home, and request the original manufacturer warranties on any appliances or systems if those have been replaced. Knowing a home’s improvement history can help you better gauge its condition and understand the seller’s asking price.
6. How old is the roof?
Let’s face it: roofs are necessary and expensive. If a home’s roof is at the end of its lifespan and you wind up having to replace it shortly after move-in, you’ll be shelling out thousands of dollars. Ouch. If the roof has existing damage, your lender may require that it be repaired in order to approve your loan. In other words, if the listing description doesn’t list the roof’s age, make sure to find out ASAP to avoid a costly headache later.
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7. How old are the appliances and major systems?
Again, understanding the anticipated lifespan of essential systems and appliances, such as the air conditioner, furnace, water heater, washer, dryer and stove, can help you anticipate major repair or replacement expenses. If these items are already at the end of their lifespan or near it, ask the seller to purchase a home warranty, which can help cover the replacement costs in certain instances.
8. How long has the house been on the market?
The longer a house has been on the market, the more motivated the seller will be to make a deal. This means you might find flexibility to negotiate the price, contingencies, terms and credits for replacing outdated carpet or other noticeable issues.
Many times, a home will languish on the market if it was priced too high at the onset, resulting in the need for multiple price reductions. A listing that shows multiple price cuts and has been sitting on the market too long may give buyers the impression that something is wrong with it. And that gives you a prime opportunity to negotiate a deal.
9. How much have homes sold for in the neighborhood?
Understanding the current local market will help you determine if a seller’s asking price is on target – or way too high. Your Realtor can pull the comparable listing data for similar homes that are currently on the market and have sold in the last six months or so as a basis for comparison.
“If conditions support further negotiating, consider (making) a lower offer or even concessions like asking the seller to pay for some closing costs,” Mays says.
10. Are there any health or safety hazards?
Items like lead paint, radon, mold or other major hazards can be costly to address and hold up your loan approval. Ask the seller to provide documentation if there have been past issues and find out exactly what was done to resolve those problems. If you suspect hazardous problems or a home inspector suggests additional testing, you might need to pay extra for those specialized services.
11. What’s the history of past insurance claims?
Get a copy of a Comprehensive Loss Underwriting Exchange, or C.L.U.E., report from the seller to see if there have been any homeowners insurance claims filed in the last seven years. This report can give you an insight into what, if any, damage the home has sustained from a weather event or vandalism that a home inspection doesn’t catch or a seller fails to mention.
12. What are the neighbors like?
Getting the true feel of a neighborhood can be difficult before moving in, but this aspect shouldn’t be overlooked. Ask the seller what the neighbors are like. Noisy or quiet? Is it a pet-friendly place or are there few pets around? Are the existing neighbors friendly or more likely to keep to themselves? Don’t rely solely on the seller to reveal these details because you might not get the full story.
“Drive the neighborhood and stop and speak with neighbors,” Mays suggests. “Neighbors are an excellent way to get information about the community that a seller might not want to share.”
13. How is the neighborhood?
You can always change a house and fix things you don’t like, but the neighborhood is there to stay. It’s important that you like the environs you’ll be living in for the next 10, 20 or 30 years. Your Realtor can help you find out key information, such as community amenities, crime statistics, school ratings and how busy traffic is where you’ll be living.
Thankfully, the internet is also a great resource where you can research schools, homeowners association rules (if applicable), nearby parks and other amenities. And don’t forget to time your commute to work – which might be a deal breaker.
14. Are there any problems with the house?
Sellers are required to provide a disclosure form listing any known defects, but what they don’t disclose and you don’t know can lead to major issues later. That’s why it’s critical to get a home inspection done by a professional home inspector as soon as a purchase agreement is signed.
The inspection report outlines the home’s overall condition and can help you negotiate future concessions, such as repairs or seller-paid credits, before closing the deal. If a home has too many problems and you included a home inspection contingency, you’ll be able to back out of the deal without penalty and (in most cases) get your earnest deposit returned.
15. How much will I pay in closing costs?
The down payment isn’t the only cash you’ll be forking over on closing day. You’ll also be responsible for closing costs, which typically include loan origination fees and third-party fees for title research, processing of paperwork, an appraisal and other administrative tasks. Expect to pay around 2% to 5% of the home’s purchase price in closing costs, but that can vary depending on your area.
The closing disclosure, which a lender is required to provide you three business days before closing, will spell out all of your loan fees and how much cash you’ll need to close.
“Once the closing documents are signed by both parties and the escrow company sends it to the lender, the lender will fund the loan,” Sampaga says. “Now you’re a homeowner.”
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