Anyone who is an avid blog reader probably knows that I am not a big fan of open houses.
My perspective on the importance of an open house comes from what’s important when representing a seller.
Frankly, open houses aren’t necessary to sell a home. A serious buyer will almost always schedule a showing on a property they want to view.
Most often, open houses bring in people that a seller might not necessarily want in their home, including those who are not qualified to pay the asking price, a nosy neighbor, or even something more nefarious like a thief.
None of these open house aspects appeal to most people, especially when they are not vital to selling a home.
On the other hand, an open house could be a convenient opportunity for buyers to obtain first-hand information they might not otherwise have access to.
An open house allows a buyer to gather quite a bit of information on a home in a short amount of time.
The listing agent is often present and ready to answer questions, allowing a buyer to have their full attention.
The information needed to make an informed purchase might be available immediately rather than waiting for a buyer’s agent to respond.
Potential buyers can search for open houses today near me and get a feel for the local housing inventory.
The Best Questions to Ask During an Open House
But what are the top questions to ask a listing agent at an open house? The following list should give you a starting point to draft your questions – so you can get right to the point when you talk to the listing agent.
1. Why Are The Owners Selling Their Home?
Knowing why the sellers are moving can help you gauge how fitting the home and the area are for you. Of course, the agent may not be entirely forthcoming if there are significant issues – with the neighborhood, the house, etc.
However, you can watch how the agent reacts and at least get an idea of serious problems, even if the agent doesn’t say so outright.
If you notice hesitation or feel like the agent is not explaining clearly, it is worth stepping back and considering the possible problems. Your real estate agent can dig a little deeper and may be able to get a better idea of what is going on.
If you have dealt with enough real estate agents, you may have noticed that some don’t know when to shut up. Sometimes, an agent will give out information that shouldn’t be shared. It’s one of the signs of a bad real estate agent.
Keep in mind that the listing agent works for the seller.
Remember, When Asking Questions at an Open House, The Realtor Represents The Seller
The Realtor must show undivided loyalty, reasonable care, confidentiality, accountability, and obedience to lawful instruction. Everything a seller’s agent says and does should have their client’s best interest at heart.
Could you possibly run into a knucklehead agent that does none of the above? Truthfully, the answer is yes, and that is a real shame.
On the other hand, when you ask why the owners are selling their home, and a professional agent is present, you probably will not get the whole truth, nor should you, for the reasons mentioned above.
For example, as a Grafton, Massachusetts real Estate agent, I have been asked numerous times why a seller is moving.
If I knew the reason for the move was a divorce, I would never let a buyer know! It doesn’t take much brain power to understand that a buyer having this information could impact what my client sells their home for.
Customers asking this kind of question at an open house should take the answer carefully.
2. What is The Seller’s Motivation and Property History
Knowing why a seller decides to list their home can provide invaluable insights into the property and the transaction’s potential flexibility.
For instance, a seller relocating for a job may be more motivated to close quickly. It could potentially affect the negotiation dynamics. I have witnessed this on numerous occasions over the years.
Additionally, knowing the property’s history, including previous sales, renovations, and significant repairs, helps determine its condition and any future expenses you might incur. This information can be crucial in making an informed decision and preparing for negotiations.
3. Are There Any Problems With The Home?
Another great question to ask at an open house is whether there are any known home problems.
In most states, the law requires real estate agents to disclose any structural problems or code violations to potential buyers.
Any major issue an agent is aware of that could affect a consumer’s purchase decision should be disclosed.
In many states, however, sellers are not required to disclose problems when selling their homes. They call this caveat emptor or “let the buyer beware.” This is a primary reason why home inspections are a critical part of a real estate transaction.
You should request a written seller’s disclosure from the listing agent, listing all such issues with the home.
In most states, seller disclosure statements are a regular part of conducting a transaction. The form contains everything the seller knows about their home, both the good and the bad.
Depending on the agent’s transparency, you might learn about issues you might otherwise not have noticed.
Taking pictures or notes of problem areas can be helpful later when determining your offer.
4. Is There Any Reason The Home Could Be Considered “Stigmatized”?
Finding out whether the home is considered a stigmatized property will be crucial to most buyers. The rub here is that most states do not require sellers and their real estate agents to disclose it.
If you suspect a property is stigmatized, you need to ask. You’ll want to ask the agent representing the seller if the home has experienced a death, murder, suicide, or paranormal activity.
Even though real estate agents are usually not required to volunteer this information, they must answer honestly. Knowing the real estate disclosure laws where you’re looking is helpful.
Requesting a written seller’s property disclosure can reveal important details about the home’s condition and history that may not be immediately apparent.
5. Have There Been Any Changes in the Price of the Home?
The seller’s real estate agent can provide information on any drops in the price of the home and explain why the price dropped.
This information can help you gauge whether the price is flexible, which may mean you can get the home for an even better price.
If the price has dropped multiple times, it is a good idea to look more carefully at the home and ask your agent about the situation.
There may be issues that are not obvious but that other buyers notice and keep the home from selling. Again, sometimes agents will say far more than they should regarding a question like this.
For example, over the thirty-six years I have been selling real estate, I can’t tell you how often an agent has said their clients are “extremely motivated to sell.”
I often wonder if their clients have permitted them to say this or are taking the matter into their own hands. Frankly, I bet it is the latter more often than not.
6. What Are the Average Utility Costs?
Asking about the home’s energy efficiency, including recent HVAC updates, can help you anticipate future utility costs and environmental impact.
Depending on the size of the home, the HVAC system, and how energy efficient the home is, you may be looking at a much higher utility bill than you are used to.
Ask to see utility bills to get an idea of your costs. Utilities can be costly in specific homes and are an expense that you should include in your calculations for what you can afford over the long term.
This is one of the things I recommend to my clients to have left as part of the real estate marketing material for the home.
Most buyers will ask for it, so you might as well have it available.
7. How Long Has the Home Been on The Market?
You and your real estate agent can find this information independently, but the listing agent may give you more insight into how long the home has been on the market and why.
If a home is listed for too long, it often becomes more challenging to sell, which can give you bargaining power. The days of the market usually significantly influence your buying power.
You may find that the home has only been for sale for a short while but that buyers are expressing a lot of interest—in which case you may need to make an offer if you want to buy the house.
How long the home has been on the market is probably one of the most common questions a buyer will ask.
It is also a primary reason real estate agents always counsel their clients about pricing a home correctly from day one.
Getting to the bottom of why a home has not sold is always essential.
While price is the main reason homes don’t sell, there are underlying reasons why homes can only command a specific price.
For example, if a home is located near a noisy highway, it will certainly be worth less than a similar home in a nice neighborhood without any noise.
8. Have There Been Any Offers on The Home?
Usually, listing agents are excited to let you know that one or more offers have been made because it can spark a bidding war and drive up the final sale price.
If you are interested in the home, you want to know if there is any competition. If the house has been on the market for a while, understanding whether there has been an offer in the past may also be helpful.
Maybe the owner should have taken an offer right out of the gate and is now kicking themselves for not doing so. Who knows, their motivation to sell quickly may also have changed.
9. Do You Have a List of Home Updates and Renovations?
Inquiring about recent updates and renovations is not just about understanding a home’s aesthetic appeal but also about gauging the longevity and future maintenance requirements of its critical components.
Questions should extend to the age of the roof, HVAC systems, plumbing, and electrical work. Knowing whether these updates were done with proper permits can prevent legal and financial headaches. This information is pivotal in assessing the home’s value and planning upgrades or repairs.
The best real estate agents usually provide this information in their marketing material, but unfortunately, many do not.
Aaron Cohen with the Access Florida Team knows the benefits of mentioning all the upgrades a seller has done:
“Providing a detailed upgrade list of all improvements made to a property is not just a marketing strategy; it’s a powerful tool for transparency and trust. This list is tangible proof of the property’s enhanced market value, illustrating to potential buyers the extent of investment the owner has committed to improving the home.
For sellers, it’s an essential asset that justifies the asking price, and for buyers, it offers reassurance that the home they are considering is truly worth its value. Including such upgrades in your marketing materials can significantly bolster the confidence of all parties involved in the transaction, ensuring that the property’s worth is perceived and realized. So don’t forget all those fantastic upgrades and features you’ve added to the home over the years!”
10. What Kind of Closing Timeline is The Seller Aiming For?
Knowing the seller’s plans can help you develop your strategy. The seller may want to move quickly so that the price can be more flexible.
Or the seller may not be in any hurry, which might mean they are less apt to bargain with you. It is also possible that if you grant the seller’s request for an extended stay, you might get a better price.
It is always essential to determine an owner’s hot buttons. The most common time frame for closing on a house is 30-60 days.
Finding out if the seller has any other hot buttons for an offer will also be an excellent question.
11. How is The Neighborhood and Community?
Living in a home is about more than just the physical property. You want to know the area, particularly the surrounding neighborhood and the neighbors closest to you.
The surrounding neighborhood significantly impacts your living experience and the property’s long-term value. Inquiring about the community’s demographics, local schools, amenities, and even the general vibe can help you determine if the area aligns with your lifestyle and plans.
The quality of the local school district is a crucial factor for families when deciding on a new home.
Choosing a neighborhood that suits your lifestyle is always an important consideration. Sometimes retirees or families prefer to live next to other people in a similar stage in life.
Younger buyers might want an area where walking to restaurants and bars is accessible. Almost everyone will want to know where the closest major shopping center is located.
Knowing about the neighborhood can give you a good idea of whether it will fit your lifestyle. There are many considerations when buying into a community.
For example, if you have children, you may want to know if there are any sex offenders nearby.
Buyers often reflect on the home far more than the area and later regret their choice. Dealing with a bad neighbor can be a real nuisance, often causing folks to regret their purchase decision.
Additionally, understanding any homeowners association (HOA) fees, rules, or restrictions is crucial. They can affect your budget and how you use your property. I recommend a broader perspective to ensure you’re not just buying a house but investing in a community that meets your needs.
Understanding the community amenities available can significantly enhance your living experience in the new neighborhood.
12. Is There An HOA, and What Are The Rules?
Before making an offer, it’s wise to inquire about the homeowners association (HOA) to understand any additional costs or regulations with the property.
Finding out if there is an HOA is vital because you will need to abide by its rules and pay monthly or yearly fees to join.
Getting a set of these documents is essential because restrictive covenants could influence your purchase decision.
13. Have There Been Any Renovations or Updates?
You may not have any trouble seeing that the house has new appliances, but other upgrades – or lack of updates – can be harder to spot.
As a buyer, you need to know the age of the roof, for instance. With older homes, you may want to ask about the electrical system.
Fundamental aspects of the home, like a roof replacement or heating system, are expensive to update. Knowing when things were replaced allows you to budget when replacement will be necessary.
When representing homeowners, I often recommend that they put together a list of improvements to help market the home.
These items can be super important because they show how much a home should be worth. Knowing that the major mechanical systems in a home have been updated gives buyers peace of mind.
14. What is Included or Excluded With The Sale?
One of the more contentious aspects of a home sale that can rear its ugly head is what’s excluded from the sale. Sometimes, buyers assume things should stay with the home that are not.
Other times, the seller takes something considered part of the house. Knowing what a fixture is in real estate is crucial when buying or selling.
An essential question at an open house is what stays and goes. Finding the answer can confirm your expectations and avoid problems down the line.
15. Where do The Current Owners Enjoy Shopping, Eating, etc?
Knowing your potential neighbors is essential, as is knowing what stores and restaurants are near your home.
After you get the basics about what the current owners or the listing agent like about the area, you can take your trip and get a feel for what it would be like to eat and shop if you lived in the home.
This may be another intelligent consideration when choosing a neighborhood. While the listing agent may not know the seller’s preferences for local eating and shopping, they might have useful opinions.
Other Things to Ask
Here are some additional questions you can ask the listing agent at an open house that would be important.
- Has there ever been remediation done for mold in the home?
- Has the home been tested for the presence of elevated radon levels?
- Did the current owner test for the presence of lead (if the home was built before 1978)?
- Is the home located in a flood zone?
- Has an underground oil tank ever been present at the home?
- Was asbestos ever removed from the home?
- Did the seller get permits for their addition or work to the home?
- Are there any known sex offenders living in proximity to the home?
Questions to Ask Yourself At The Open House
Here are some vital questions you may want to ask yourself at home.
- How is the cell phone service? Will it be acceptable to you?
- Does the house have enough electrical outlets, or will an electrician be needed?
- Are there any unusual odors that need further investigation?
- Will all of my furniture fit in the home, or will I need to purchase something different?
- Are there any updates I’ll need to make before moving in?
- Can I genuinely see myself being happy living here?
Final Thoughts on Open House Questions
Hopefully, these questions to ask at an open house have been helpful. Use the opportunity to learn what you can. You may get more information than expected if the real estate agent has loose lips.
Use this to your advantage in negotiating the best deal possible.
Other Important Open House Resources
- Why open houses don’t help unrepresented buyers? Learn why going to an open house without a buyer’s agent can be a significant mistake via Consumer Advocates in American Real Estate.
Use these additional open house resources to help you buy a home!
About the Author: Bill Gassett, a nationally recognized leader in his field, provided the above real estate information on the questions to be asked at an open house. Bill has expertise in mortgages, financing, moving, home improvement, and general real estate.
Learn more about Bill Gassett and the publications in which he has been featured. Bill can be reached via email at billgassett@remaxexec.com or by phone at 508-625-0191. For the past 38+ years, Bill has helped people move in and out of Metrowest towns.
Are you thinking of selling your home? I am passionate about real estate and love sharing my marketing expertise!
I service Real Estate Sales in the following Metrowest MA towns: Ashland, Bellingham, Douglas, Framingham, Franklin, Grafton, Holliston, Hopkinton, Hopedale, Medway, Mendon, Milford, Millbury, Millville, Natick, Northborough, Northbridge, Shrewsbury, Southborough, Sutton, Wayland, Westborough, Whitinsville, Worcester, Upton, and Uxbridge Massachusetts.
