What Questions Should I Ask at an Open House?

In most cases, the host is the listing agent or someone working with the listing agent. Their job is to represent the seller.

I'm Jeanette Nelson, a REALTOR® with Jeanette Nelson Real Estate, Keller Williams Realty, serving Orange County, Huntington Beach, Costa Mesa, Fountain Valley, and surrounding areas. I love open houses as a way for buyers to learn what they like. I also want buyers to walk in knowing whose side the host is on.

California requires a written agency disclosure in home sales, so every buyer and seller knows who each agent represents. The California Department of Real Estate (DRE) explains that a dual agent, one who represents both sides, may not tell the seller that you would pay more than your offer without your written consent. Even so, the simplest approach is to keep your top price, your timeline pressure and how much you love the home to yourself.

If you already work with an agent, sign in with their name. If you've signed a buyer agreement, my article on why buyers sign a buyer agreement explains what it covers.

Start with the big, expensive items:

• How old is the roof, and has it had any repairs?
• How old are the water heater and the heating and air conditioning?
• What updates has the seller made, and when?
• Has there been any water, plumbing or drainage issue?
• Has the home had a termite or pest inspection, and is the report available?
• Are there any known issues the seller has already disclosed?

Then look for yourself. Check under sinks, look at ceilings for stains and notice how doors and windows open. An open house is not an inspection. It's your first look. A professional inspection comes after your offer is accepted, as explained in What Should I Expect at My First Home Inspection?

Ask. Some listing agents have disclosures ready before offers, and some provide them after.

The DRE's guide to disclosures explains that most sellers of homes with 1 to 4 units must give buyers a Real Estate Transfer Disclosure Statement describing the property's condition. Sellers also give a Natural Hazard Disclosure, which shows whether the home sits in certain mapped hazard zones. If the home was built before 1978, a federal rule requires the seller to disclose any known lead-based paint information and offer you 10 days to inspect for it, unless you agree to change or waive that time in writing.

If a required disclosure arrives after you've signed an offer, California Civil Code Section 1102.3 gives you three days after delivery in person, or five days after it is mailed, to cancel in writing. This is general information, so ask a real estate attorney about your own situation.

Yes, especially if the home has a room addition, a converted garage, a newer kitchen or an ADU. Ask which projects had permits.

You can also look for yourself. The City of Huntington Beach has an online permit portal where you can search building records by address or permit number. For a home in another city, check that city's building department. Look up permits for the specific home you're considering, and compare what you find with what the listing describes.

For a condo, townhome or planned community, add these:

• What are the current HOA dues, and have there been recent increases?
• Are any special assessments planned or being discussed?
• What does the HOA's master insurance cover?
• Are there rules about pets, parking or remodeling?

California Civil Code Section 4525 requires the seller to give a buyer the HOA's governing documents and a statement of current regular and special assessments. You'll get these in escrow. Asking early helps you avoid surprises.

• Has the seller set an offer deadline?
• Are there any offers already?
• What closing timeline does the seller prefer?
• Is the seller looking for anything specific in an offer?

The answers help you and your agent decide how to write a strong offer.

One more note: questions about the neighborhood's residents aren't something an agent should answer. For schools, crime or other community facts, check official sources such as the school district and the city.

If you're starting to visit open houses and want a buyer's agent in your corner, I'd love to talk with you about what you're looking for. Call or text me at 714.366.8575 | DRE: 01397168, or contact me. Jeanette Nelson is a REALTOR® with Jeanette Nelson Real Estate, Keller Williams Realty, serving Orange County, Huntington Beach, Costa Mesa, Fountain Valley, and surrounding areas.