What to look for on a house tour

Walking through a potential new home feels exciting and nerve-wracking at the same time—you're trying to picture your life in the space while also spotting problems that could cost thousands to fix. Most buyers tour five to 10 properties before finding the right one, and the difference between a smart purchase and an expensive mistake often comes down to knowing what to look for.

This guide covers how to prepare for home tours, what to examine in each room, which red flags signal costly repairs, and how to stay organized when comparing multiple properties.

Prep your home viewing checklist

When you tour a home, you're looking at the foundation, roof, plumbing, and HVAC to spot any signs of disrepair like water damage, mold, or drafts. Beyond the big systems, you'll want to check water pressure, storage space, and the exterior condition—including how the yard looks and whether the neighborhood feels right.

Before you walk into your first property, get organized. Put a simple checklist on your phone or grab a small notebook to jot down what you notice in each room. After you've seen three or four homes in a day, details start to blur together, and you'll be glad you wrote things down.

Bring a flashlight to check dark corners, basements, and attics. A tape measure helps you figure out if your couch will fit through the doorway or if your bed will work in the main bedroom, essential details for planning your move. Your phone camera captures details you might forget later—take photos of anything that catches your eye, whether it's a beautiful feature or something that worries you.

Set budget and must-have list

Knowing your budget before you start touring saves time and keeps you from falling for a home you can't afford. Work with a lender to get pre-approved for a mortgage, which gives you a clear price range and shows sellers you're serious. Pre-approval usually takes a few days and gives you leverage when you're ready to make an offer.

Next, write down two lists: your non-negotiables and your nice-to-haves. Your must-haves might include three bedrooms for your growing family or a home office for remote work. Nice-to-haves could be a fireplace, updated appliances, or a fenced yard—features that would be wonderful but won't make or break the decision.

Bring a flashlight and a phone charger

A compact flashlight lets you look into crawl spaces, check electrical panels, and spot water stains in dim basements or attics. Your phone will work hard as you snap photos, take notes, and maybe look up the neighborhood, so keeping it charged means you won't miss important details.

A measuring tape comes in handy too. You'll want to measure doorways, hallways, and room dimensions to make sure your furniture fits. This simple step prevents the unpleasant surprise on moving day when your sectional sofa won't make it around the corner.

Download a house touring app or spreadsheet

Digital tools keep you organized when you're viewing multiple properties. A simple spreadsheet lets you rate each home on location, condition, layout, and price so you can compare them side by side. Many real estate apps also offer built-in note-taking features and photo organization.

Create a rating system before you start touring. For example, rate each feature on a scale of one to five, with five being excellent and one being poor. This approach removes emotion from the equation and helps you make a more objective decision when it's time to choose.

First look at exterior red flags to spot fast

Start your home tour by walking the perimeter before you go inside. The exterior tells you how well the property has been maintained and can reveal expensive problems that aren't immediately obvious. Spend at least 10 minutes examining the outside—this time investment can save you from costly surprises later.

Pay attention to curb appeal, but look beyond aesthetics. A well-kept lawn and fresh paint are nice, but you're searching for structural issues that could indicate deeper problems.

Roof age and missing shingles

The roof protects everything beneath it, so its condition matters. Look for missing, curled, or cracked shingles, which suggest the roof may need replacement soon. Moss growth or sagging areas signal water damage or structural weakness.

Ask the seller or listing agent about the roof's age and when it was last replaced. Most asphalt shingle roofs last 20 to 25 years, while metal roofs can last 40 to 70 years. If the roof is nearing the end of its expected lifespan, factor replacement costs averaging $9,500 into your offer or ask the seller to handle repairs before closing.

Foundation cracks or settling

Walk around the home's base and examine the foundation walls. Horizontal cracks, bowing walls, or large vertical cracks wider than a quarter-inch can indicate serious structural problems. Hairline cracks are more common and less concerning, but they still warrant a closer look from a professional inspector.

Check for signs of water around the foundation's base. White, chalky residue called efflorescence or dark staining suggests moisture is seeping through the concrete, which can lead to basement flooding and mold growth over time.

Drainage and grading issues

The ground around the home's perimeter determines where water flows during storms. Ideally, the yard slopes away from the foundation at a rate of about six inches over the first 10 feet. If you notice pooling water, sunken areas, or soil that slopes toward the house, water may be draining into the basement or crawl space.

Look at the downspouts and gutters as well. Downspouts channel water away from the foundation, and they work best when they extend at least four to six feet from the house.

Inside tour room-by-room things to check

Once you step inside, move through the home systematically rather than wandering randomly. Start in the main living areas, then work your way to the kitchen, bathrooms, and bedrooms before checking utility spaces like the basement and attic.

Test everything as you go. Flip light switches, turn on faucets, open and close doors and windows, and flush toilets. Don't feel awkward about being thorough—this is likely the largest purchase you'll ever make.

Kitchen

Run the faucet to test water pressure and temperature in both the hot and cold settings. Open and close all cabinet doors and drawers to check for smooth operation and adequate storage space. If appliances are included in the sale, ask if they're still under warranty and when they were last serviced.

Look under the sink for leaks, rust, or mold, which can indicate plumbing problems. A well-maintained kitchen often suggests the homeowner has taken care of the entire property.

Bathrooms

Turn on all faucets and showers at the same time to gauge water pressure throughout the house. Low pressure can signal corroded pipes or inadequate supply lines. Check that drains empty quickly—slow drainage often means clogged pipes or poor venting.

Inspect tiles, grout, and caulking around tubs and showers for cracks or mildew. Look for soft spots in the flooring, which indicate water damage beneath the surface. Proper ventilation is crucial in bathrooms, so confirm there's either a working exhaust fan or a window that opens.

Bedrooms

Measure the rooms to make sure your furniture will fit comfortably, especially if you have a king-size bed or large dressers. Open closets and assess whether they provide enough storage for your needs.

Test windows to make sure they open, close, and lock properly. Windows that stick or won't stay open may have broken hardware or warped frames, which compromise both security and energy efficiency.

Living areas and hallways

Walk through the main living spaces and pay attention to traffic flow. Can you move easily between rooms without feeling cramped? Do doorways and hallways feel spacious enough for your lifestyle?

Examine the flooring throughout the space. Hardwood floors add value, but check for deep scratches, warping, or soft spots that suggest water damage. Carpeting hides a multitude of issues, so walk across it slowly and feel for uneven areas or dampness.

Attic and basement

The attic reveals a lot about the home's insulation quality and roof condition. If you can access it safely, look for adequate insulation and check for signs of water stains, mold, or pest activity.

Basements and crawl spaces deserve careful attention because they're prone to water problems. Look for standing water, musty odors, or white mineral deposits on walls, which all point to moisture issues. Check the basement walls for cracks and the floor for uneven settling.

Hidden systems that cost big money later

The home's mechanical systems—HVAC, electrical, and plumbing—represent some of the most expensive components to repair or replace. While a professional home inspector will examine the systems in detail, you can spot obvious red flags during your initial tour.

Ask the seller for maintenance records on major systems. Well-maintained equipment lasts longer and performs better, and documentation shows the homeowner took care of the property.

HVAC performance

Turn the heating or cooling system on during your tour and listen for unusual noises like grinding, squealing, or banging. Feel the air coming from vents—it shouldn't smell musty or moldy, which suggests ductwork problems or filter neglect.

Check the air filter's condition and ask when the HVAC system was last serviced. Most systems last 15 to 20 years with proper maintenance.

Electrical panel capacity

Open the electrical panel and look for the amperage rating—most modern homes need at least 100 amps, though 200 amps is better if you plan to add appliances or an electric vehicle charger. Outdated fuse boxes or panels with burn marks suggest electrical problems.

Count the outlets in each room to make sure there are enough for your needs. Older homes often lack sufficient outlets, which leads to overuse of extension cords and power strips.

Plumbing leaks or pipe material

Look under sinks, around toilets, and near water heaters for signs of leaks, corrosion, or recent repairs. Visible pipe materials tell you a lot about potential problems: copper pipes generally last 50-plus years, while galvanized steel pipes corrode and need replacement after 40 to 50 years.

Test water pressure at multiple fixtures at the same time. Weak pressure throughout the house often means corroded pipes or an inadequate supply line.

Neighborhood and natural threats to research

The home itself is only part of the equation—the surrounding area affects your daily quality of life and your property's long-term value. Before you make an offer, research the neighborhood's safety, schools, amenities, and future development plans.

Noise and traffic patterns

Visit the property at different times—morning, afternoon, and evening—to gauge noise levels and traffic patterns. A quiet street during your midday tour might transform into a busy thoroughfare during rush hour. Listen for sounds from nearby highways, airports, train tracks, or commercial areas.

Talk to neighbors if you get the chance. They can tell you about the area's character, upcoming changes, and any concerns you wouldn't discover on your own.

Flood or fire risk zones

Research whether the property sits in a FEMA-designated flood zone, which affects insurance costs and resale value. You can check flood maps online through FEMA's website or ask your real estate agent for this information.

Similarly, if you're buying in an area prone to wildfires, check the property's fire risk rating and ask about evacuation routes. Some insurance companies won't cover homes in high-risk fire zones, or they charge substantially higher premiums.

Future development plans

Contact the local planning department or ask your agent about upcoming development projects near the property. A quiet residential street could become a busy corridor if the city approves a new shopping center or apartment complex nearby.

Look for signs of neglect in the neighborhood as well. If nearby properties appear run-down or abandoned, it may indicate declining property values or economic challenges in the area.

Use your five senses while house touring

Your senses pick up details that checklists miss. As you walk through the home, pay attention to what you smell, hear, see, and feel—your impressions reveal problems that aren't always visible on the surface.

Smell for mold or pets

Strong odors are difficult to eliminate and often signal underlying problems. A musty smell typically indicates mold or mildew caused by excess moisture, which can trigger allergies and respiratory issues. Pet odors that permeate carpets, walls, and subflooring may require extensive cleaning or material replacement.

Air fresheners or scented candles during a showing sometimes mask unpleasant smells. If you notice heavy fragrances, ask yourself what the seller might be trying to hide.

Listen for street noise or HVAC clanks

Stand quietly in each room and listen to the ambient noise level. Can you hear traffic, neighbors, or commercial activity? Some sounds are acceptable, but constant noise affects your quality of life and makes the home harder to resell.

When the HVAC system runs, listen for smooth, quiet operation. Loud clanking, rattling, or whistling sounds suggest mechanical problems that will require repair.

Touch walls for moisture

Run your hand along walls, especially in bathrooms, basements, and exterior walls. Dampness or cool spots indicate moisture problems, poor insulation, or air leaks. Check window frames and door seals the same way—they're common spots for drafts and water intrusion.

Feel the floors as you walk. Soft or spongy areas suggest water damage or structural issues beneath the surface.

Questions to ask when touring a house

Don't hesitate to ask detailed questions during your tour—the answers help you make an informed decision and avoid expensive surprises. Your real estate agent can ask the listing agent on your behalf if you prefer.

Age of major systems

Find out when the roof, HVAC system, water heater, and major appliances were last replaced or serviced. This information helps you anticipate upcoming expenses and negotiate repairs before closing.

Ask if any systems are still under warranty. Transferable warranties add value and protect you from unexpected repair costs in your first few years of homeownership.

Recent repairs or renovations

Learn about any recent work completed on the property and whether proper permits were obtained. Unpermitted work can create problems when you sell the home later, and it may not meet building codes.

Find out why repairs were made. Was there a specific problem, or was it routine maintenance? The context helps you assess whether the issue was fully resolved.

Average utility costs

Request copies of recent utility bills so you can budget for monthly expenses. High heating or cooling costs might indicate poor insulation or inefficient systems.

Ask about energy-efficient features like double-pane windows, programmable thermostats, or solar panels. These upgrades lower your monthly costs and increase the home's value.

Compare multiple homes without the headache

After touring several properties, details start to blur together. Staying organized helps you evaluate each home objectively and make a confident decision when it's time to submit an offer.

Create a scoring system

Develop a simple rating method that assigns points to your most important criteria. For example, you might rate location, condition, layout, and price on a scale of one to 10.

Weight certain categories more heavily if they matter more to you. If location is twice as important as layout, multiply your location score by two before calculating the total.

Organize photos chronologically

Take systematic photos of each room and exterior feature during your tour. Create a separate folder on your phone or computer for each property, labeled with the address and tour date.

Include photos of problem areas alongside attractive features. You'll want reference images when discussing repairs or making your offer.

Next steps after the tour, offers, inspections, and flex options

Once you've found a home that checks most of your boxes, it's time to move forward with a professional home inspection and consider your financing options. The inspection protects you by uncovering issues you might have missed, with 86% of home inspections revealing something that needs to be fixed.

Schedule a professional inspection

A licensed home inspector examines the property in detail and provides a written report on its condition. The inspector checks structural elements, systems, and safety concerns that aren't obvious during a casual tour.

You can attend the inspection to ask questions and learn about the home's maintenance needs. If the inspector finds significant issues, you can negotiate repairs, request a price reduction, or walk away from the deal.

Decide on contingencies

Most purchase offers include contingencies that protect buyers if certain conditions aren't met. Common contingencies cover financing, home inspections, and appraisals. An inspection contingency lets you back out or renegotiate if the inspector uncovers major problems.

A financing contingency protects you if your lender doesn't approve your mortgage. While contingencies give you flexibility, too many can make your offer less attractive to sellers in competitive markets.

Explore sale-contingent cash offers

If you need to sell your current home before buying a new one, a sale-contingent offer lets you make an offer on a new property while your existing home is on the market. However, sellers find these offers less appealing because they introduce uncertainty and delays.

Some companies offer bridge financing or cash-backed offers that give you the purchasing power of a cash buyer while you sell your current home. These programs can make your offer more competitive without requiring you to own two homes at the same time.

Move on your timeline with a backup cash offer from Opendoor

When you're ready to buy but haven't sold your current home yet, Opendoor offers a flexible solution that gives you confidence and control. You can request a cash offer for your existing home and use it as a backup plan while you explore traditional listings and tour properties on your schedule.

This approach removes the pressure of coordinating two transactions and eliminates the risk of double mortgages or temporary housing. You'll know exactly how much you can expect from your home sale, which helps you budget for your next purchase and make competitive offers without contingencies.

Get a cash offer today and start your next house tour with the freedom to move on your terms.

FAQs about house touring

Can I tour homes without a real estate agent?

Yes, you can attend open houses without an agent and view properties on your own schedule. However, working with a buyer's agent gives you access to more listings, professional guidance, and representation during negotiations—all at no cost to you since sellers typically pay agent commissions.

How many houses do I tour before making an offer?

Most buyers tour between five and 10 properties before finding the right home. Tour enough homes to understand local market pricing and available features, but stop when you find a property that meets your criteria and fits your budget.

What do I wear when touring houses?

Wear comfortable walking shoes and weather-appropriate clothing since you'll be moving through multiple rooms and possibly walking the property's exterior. Avoid strong perfumes or colognes that might mask odors you're trying to detect in the home.

How long does each house tour take?

Plan for at least 30 minutes per property to conduct a thorough evaluation. If a home meets your basic criteria, schedule a second visit to take measurements, ask detailed questions, and envision your life in the space.

Do I bring my family to every house tour?

Limit initial tours to key decision-makers to avoid feeling overwhelmed or distracted. Once you've narrowed your options to two or three final contenders, bring family members to get their input and make sure everyone feels comfortable with the choice.