Open House Etiquette

Walking into a house showing can be exciting. You may immediately start picturing where your furniture will go, imagining your morning coffee on the back patio, or thinking about how quickly you could make the house your own. But before you fall in love with a property, it is important to slow down and ask the right questions. A house showing is more than an opportunity to look at the kitchen, bedrooms, and backyard. It is your chance to gather information that may help you determine whether the home is actually a good fit—and whether there could be expensive surprises waiting after you move in. As a real estate agent, I recommend that buyers come prepared with questions. You do not need to ask every question at every showing, but knowing what to look for can help you compare homes and make a much more informed decision. Here are the most important questions to ask at a house showing. 1. Why Is the Seller Moving? This is one of the first questions I recommend asking. The answer may tell you something about the seller's situation and potentially the property itself. Maybe the sellers are relocating for work. Perhaps they are downsizing, moving closer to family, or simply ready for a change. There may not be anything wrong with the house at all. However, if the seller is moving because of a problem with the neighborhood, recurring property issues, excessive maintenance, or something else that isn't immediately obvious, it is useful information to know. Your real estate agent may also be able to provide additional context about the seller's motivation. 2. How Long Has the House Been on the Market? Ask how long the home has been listed and whether it has been on the market previously. A house that has been sitting for several months isn't automatically a bad house. There could be many explanations, including pricing, seasonality, buyer demand, or a previous contract that fell apart. Still, extended time on the market can be a reason to ask additional questions. You may also want to ask: Has the price been reduced? Has the property gone under contract before? If so, why did the contract fall through? Has the home been listed with another agent previously? The answers can give you useful negotiating and due-diligence information. 3. How Much Are the Property Taxes? Property taxes are an important part of your monthly housing costs. Don't simply look at the current owner's tax bill and assume your taxes will be exactly the same. Depending on the location and circumstances, taxes can change after a sale or reassessment. Ask your real estate agent to help you understand the current property taxes and estimate what your taxes could look like after purchasing the home. This is especially important when comparing homes in different neighborhoods or communities. 4. How Much Is the HOA Fee? If the home is located in an HOA community, ask about the HOA fee and exactly what it covers. An HOA fee can vary dramatically from one community to another. Ask: How much is the current HOA fee? What does the fee include? Are there separate amenity or community fees? How often can the HOA increase dues? Are there any pending special assessments? Are there rental restrictions? Are there restrictions on pets, vehicles, or exterior modifications? A home with a seemingly attractive price can become considerably more expensive if it comes with substantial HOA fees or upcoming assessments. 5. Are There Any Special Assessments? This deserves its own question. A special assessment is an additional charge imposed by an HOA or condominium association for a specific expense, such as major repairs, infrastructure improvements, roofs, or other community projects. If you're buying a condo or a home in an HOA community, ask whether any special assessments are currently pending or have recently been approved. This can be particularly important in coastal areas where properties and communities may face significant maintenance expenses. 6. How Old Is the Roof? The roof is one of the biggest potential expenses associated with owning a home. Ask when the roof was installed and whether there are records documenting the work. A newer roof may provide peace of mind, while an older roof doesn't necessarily mean you should walk away. It simply means you should understand its remaining useful life and potential replacement cost. During your inspection, have the inspector take a close look at the roof and related components. 7. How Old Are the HVAC Systems? Ask about the age and maintenance history of the heating and air-conditioning systems. In a warm climate like the Myrtle Beach area, air conditioning is particularly important. Questions worth asking include: How old is the HVAC system? Has it been serviced regularly? Has it ever needed major repairs? Is there more than one HVAC system? Are there warranties that transfer to the buyer? Replacing an HVAC system can be a significant expense, so knowing its age can help you plan ahead. 8. How Old Is the Water Heater? Water heaters don't last forever. Ask how old the water heater is, whether it has been serviced, and whether the seller has experienced any leaks or problems. Also look around the water heater for signs of previous water damage or corrosion. Again, an older water heater isn't necessarily a deal breaker. It is simply something to factor into your ownership costs. 9. Have There Been Any Major Repairs or Renovations? Ask the seller or listing agent about major improvements made to the property. You may want to know about: New roofing HVAC replacement Plumbing work Electrical upgrades Kitchen renovations Bathroom renovations Window replacement Foundation or structural work Water intrusion repairs Additions or conversions Whenever possible, ask whether permits were obtained and whether documentation is available. A beautiful renovation is great—but you want to know that the work was done properly. 10. Have There Ever Been Any Water Intrusion or Flooding Issues? This is a particularly important question for buyers in coastal areas. Ask whether the property has ever experienced flooding, water intrusion, roof leaks, drainage problems, or other moisture-related issues. Don't stop at asking whether the house has "flooded." Water problems can take many forms. Look for signs such as: Musty odors Discoloration Fresh paint in isolated areas Stained ceilings Warped flooring Damaged baseboards Cracks or deterioration around windows Your home inspection should investigate potential problems further. 11. What Is the Flood Zone? If you're buying near the coast, ask about the property's flood zone and whether flood insurance is required or recommended. Even if flood insurance isn't required by your lender, you may still want to consider whether purchasing coverage makes sense. Your real estate agent can help you locate the appropriate flood-zone information, but insurance questions should ultimately be discussed with an insurance professional. 12. How Much Is Homeowners Insurance? Don't wait until you're under contract to find out whether the home is expensive to insure. Ask for an estimate before getting too far into the process. This is particularly important for properties in coastal areas where wind, hail, flood, and other coverage can affect your total housing costs. A home that looks affordable based on the mortgage payment alone could have considerably higher carrying costs once insurance, taxes, HOA fees, and utilities are included. 13. What Are the Average Utility Costs? Ask whether the seller can provide an idea of typical utility expenses. Consider asking about: Electricity Natural gas Water Sewer Trash Internet Utility costs can vary depending on the season and how the home is occupied, so treat these numbers as estimates rather than guarantees. Still, they can be helpful when comparing homes. 14. What Stays With the House? Don't assume everything you see is included in the sale. Ask about appliances, fixtures, outdoor equipment, furniture, and other items that may or may not convey. For example: Refrigerator Washer and dryer Garage refrigerator Outdoor television Mounted televisions Curtains and rods Security systems Smart-home equipment Outdoor furniture Shed Generator Your purchase contract should ultimately specify what is included, but asking during the showing can prevent confusion later. 15. Are There Any Known Problems With the House? Sometimes the best question is the most direct one: "Is there anything about this house that you think a buyer should know?" Ask the listing agent whether there are any known defects, recurring maintenance problems, neighborhood issues, or other concerns. Your agent can also help you determine what questions should be asked based on what you observe during the showing. Remember, the seller's disclosures and your inspection are extremely important. A showing is not a substitute for professional due diligence. 16. Have There Been Any Insurance Claims? Ask whether there have been previous insurance claims involving the property. Depending on the situation, claims could involve things such as: Roof damage Water damage Storm damage Fire Plumbing issues Mold A history of claims doesn't automatically make a property a bad purchase, but it can give you additional information to investigate. 17. How Old Are the Windows and Doors? Windows and exterior doors can have a meaningful impact on energy efficiency, maintenance, and storm protection. Ask when they were installed and whether they have been replaced or upgraded. For coastal properties, you may also want to ask whether windows and doors have hurricane or impact ratings. 18. What Is the Neighborhood Like? You're not just buying a house. You're buying the location around it. Ask your agent about: Traffic Noise Nearby development Schools Shopping Restaurants Commute times Flooding Future construction Neighborhood amenities And don't rely exclusively on what someone tells you. Drive through the neighborhood at different times of day and, if possible, on a weekend. A neighborhood can feel very different at 10 a.m. on a Tuesday than it does at 8 p.m. on a Saturday. 19. Are There Any Planned Developments Nearby? This is an often-overlooked question. Ask whether there are plans for new homes, commercial development, roads, apartments, hotels, or other major projects nearby. The vacant lot behind the house may not stay vacant forever. Future development could be positive—or it could change the view, traffic, noise level, or overall character of the neighborhood. 20. How Are the Neighbors? Your real estate agent may not be able to answer every question about your potential neighbors, but it is still worth paying attention to the surrounding properties. Look at: Property maintenance Parking Noise Outdoor activity Nearby construction Shared driveways or boundaries You can also visit the neighborhood on your own and talk with residents if you're comfortable doing so. 21. Is There Anything Unusual About the Property? Ask whether there are any easements, shared driveways, boundary issues, access agreements, leased equipment, or other unusual circumstances associated with the property. These things aren't necessarily problems—but you want to know about them before purchasing. For example, an easement could affect where you can build a fence, add a structure, or make other improvements. 22. What Are the Seller's Preferred Closing and Move-Out Dates? If you're serious about the house, ask about the seller's preferred timeline. Their ideal closing date may affect your offer and negotiations. For example, they may need additional time to purchase another home, or they may be ready to move quickly. Understanding their timeline can sometimes help your offer stand out without necessarily increasing the purchase price. 23. What Is the Seller's Asking Price Based On? This is a conversation I'd have with your real estate agent rather than simply asking the seller. Your agent should be able to explain how the asking price compares with recent comparable sales and competing properties. Don't just ask, "Is this house worth the asking price?" Ask: "What do the comparable sales tell us about this home's value?" That's a much more useful question. 24. Are There Any Rental Restrictions? If you're purchasing a property that you may eventually rent out, ask about rental restrictions before making an offer. This is particularly important for condos, townhomes, and HOA communities. Find out: Are short-term rentals allowed? Are long-term rentals allowed? Is there a minimum lease period? Is there a rental cap? Is there a waiting list? Are there restrictions on the number of rental properties? Don't assume that because another property in the community is being rented, you will automatically be allowed to do the same. 25. What Should I Be Looking for During the Showing? Finally, ask your real estate agent this question: "If this were your house, what would you be paying attention to?" A good agent shouldn't simply unlock the door and let you walk around. They should help you notice things you might overlook, such as: Signs of water intrusion Drainage issues Age and condition of major systems Unusual odors Cracks Deferred maintenance Location concerns HOA considerations Resale factors Your agent isn't a replacement for a licensed home inspector, contractor, insurance professional, or other specialist. But an experienced local agent can help you know which questions deserve further investigation. The Most Important Questions to Ask at a House Showing If you don't want to carry a list of 25 questions around with you, start with these ten: Why is the seller moving? How long has the house been on the market? Has it been under contract before? If so, why did it fall through? How old are the roof and HVAC system? Have there been any water, flooding, or insurance issues? How much are the property taxes and HOA fees? Are there any upcoming HOA special assessments? What major repairs or renovations have been completed? Are there any rental restrictions? What concerns do you see with this property that I should investigate further? These questions won't tell you everything you need to know about a house—but they'll help you move beyond the surface-level details. Don't Let a Beautiful House Distract You From the Important Details It's easy to fall in love with a house because of the kitchen, the flooring, the backyard, or the view. But buying a home is one of the biggest financial decisions most people will make. The goal of a house showing isn't simply to decide whether you like the property. It's to gather enough information to determine whether the property deserves a closer look. If you find a house you love, that's when the real due diligence begins. Review the seller disclosures, analyze comparable sales, investigate insurance and property taxes, research the neighborhood, review HOA documents when applicable, and have a professional home inspection performed. The right questions can save you from making the wrong purchase. Looking at Homes in the Myrtle Beach Area? If you're searching for a home in Myrtle Beach, North Myrtle Beach, Carolina Forest, Murrells Inlet, or anywhere along the Grand Strand, having a local real estate agent who understands the market can make a big difference. After nearly a decade in the Myrtle Beach real estate business, I've seen firsthand that buying a home isn't just about finding a property you like. It's about understanding the property, the neighborhood, the numbers, and the potential issues before you commit.  If you're getting ready to start looking at homes, I'd be happy to help you understand what to look for, what questions to ask, and what you should investigate before making an offer.