House Viewing Checklist: What to Look For (and Questions to Ask) at Every Showing

Viewing homes is the part of house hunting that should feel exciting — and often does, at first. But after the fourth or fifth showing, "open floor plan" and "updated kitchen" start to blur together, and you realize you can no longer remember what the bathroom looked like at house number two. Worse, you've been walking through beautiful staging without noticing the water stain in the corner of the bedroom ceiling.

A good house viewing checklist solves both problems. It gives you a consistent framework to evaluate every property objectively, and it forces you to look at the things staging is designed to distract you from.

Before You Walk In

Information you should know before setting foot inside:

• [ ] When was the home listed? (Homes sitting 30+ days are usually negotiable)
• [ ] What is the seller's situation? (Motivated to move quickly? Inherited property? Divorce?)
• [ ] What's the asking price relative to recent comparable sales in the same street or block?
• [ ] Has the price been reduced? If so, how many times and by how much?
• [ ] What's included in the sale? (Appliances, window treatments, outdoor furniture?)
• [ ] What's the property's flood zone status? (Check FEMA's Flood Map Service Center)
• [ ] Are there any known HOA fees or restrictions?

Your agent can pull most of this information from the MLS listing or through the listing agent. Knowing the context before you walk in changes what you look for.

Exterior and First Impressions

Roof:

• [ ] Look at the roof from the street — are shingles curling, missing, or uneven?
• [ ] Check gutters: are they sagging, rusted, or pulling away from the roofline?
• [ ] Look for moss or dark staining on the roof (can indicate moisture retention and wood rot)
• [ ] Ask the seller's disclosure: when was the roof last replaced? What material?

A roof replacement costs $10,000–$25,000 depending on size and material. An aging roof is a legitimate negotiating point — or a deal-breaker.

Foundation and exterior walls:

• [ ] Walk the perimeter and look at the foundation where it meets the ground — cracks wider than a pencil tip (especially horizontal or stair-step cracks) warrant investigation
• [ ] Look at where the exterior walls meet windows and doors — are there diagonal cracks?
• [ ] Check the grading: does the ground slope away from the house, or toward it? Water pooling against the foundation causes significant damage

Exterior general:

• [ ] Look at the condition of wood trim, fascia, and siding — peeling paint on wood means moisture exposure
• [ ] Check the driveway and walkways for major cracks or heaving
• [ ] Look at the chimney (if applicable) — are bricks spalling, is the mortar crumbling, is the flashing visible and intact?
• [ ] Check drainage: where does water from the downspouts actually go?

The Entry and Common Areas

When you step inside, before you look at anything else:

• [ ] Smell the air. Musty smell = moisture problem. Heavy air fresheners or fresh paint = possible attempt to mask an odor. Pet odor can penetrate subfloor and cost thousands to remediate.
• [ ] Note the temperature — is the heat or AC running? If the home feels inconsistent (cold patches near exterior walls), that's a sign of poor insulation.

Floors:

• [ ] Walk across every floor — are there soft spots, squeaks, or bounce? (Soft spots in wood floors suggest subfloor damage or rot)
• [ ] Look at tile carefully: cracked grout in bathrooms suggests movement or moisture
• [ ] Lift small area rugs if present — sellers sometimes place rugs over damaged flooring

Ceilings and walls:

• [ ] Look at ceiling corners in every room — brown or yellow stains = past or current water intrusion
• [ ] Look at wall-to-ceiling joints for cracks
• [ ] Note any wall patches (drywall that's been repaired) — ask what was repaired
• [ ] Check for cracks near door and window frames — diagonal cracks suggest settling or movement

Windows and doors:

• [ ] Open every window: do they slide smoothly, or stick? Sticking often indicates moisture warping or foundation movement
• [ ] Open and close every door: does it swing freely or stick? Interior doors that stick without obvious moisture reasons can indicate foundation settling
• [ ] Check window locks and seals — foggy double-pane windows mean the seal has failed and the window needs replacement

Kitchen

• [ ] Run the faucet: check water pressure and how quickly hot water arrives
• [ ] Open cabinet doors and look under the sink — look for staining, soft cabinet floor, or evidence of past leaks
• [ ] Check the dishwasher — run it briefly if possible; look for rust or pooling water
• [ ] Check the stove burners and oven — do they work? Any unusual smells when heating?
• [ ] Look at the exhaust fan above the stove — does it vent outside or just recirculate air?
• [ ] Check the age of appliances if staying with the home — factor replacement costs for near-end-of-life units

Bathrooms

• [ ] Flush every toilet — check for slow draining or running
• [ ] Run the shower and check water pressure; check for slow drainage
• [ ] Press on tile around the tub and shower walls — soft or spongy tile suggests moisture behind the wall
• [ ] Look at caulk lines around tub, shower, and sink — gaps or mold in caulk means moisture has entered
• [ ] Check under vanity for signs of past leaks
• [ ] Look at the ceiling above the shower for any water staining or mold

Bedrooms

• [ ] Check closet size (does it work for your actual storage needs?)
• [ ] Look at the corners of closets — musty smell or white crystalline deposits on concrete walls indicate moisture
• [ ] Check all electrical outlets — are there enough? Are any visibly damaged?
• [ ] Note the location and accessibility of windows — required for egress (fire escape) in most codes for basements and bedrooms

Basement and Crawl Space

This is where many expensive problems hide.

• [ ] Does the basement smell musty? This is the most reliable indicator of chronic moisture
• [ ] Look at the foundation walls: white powdery deposits (efflorescence) indicate water has passed through the block or concrete
• [ ] Look for any active water or staining on the floor
• [ ] Check the condition of exposed floor joists — look for sagging, rot, or insect damage
• [ ] Check the water heater: how old is it? Most last 8–12 years. A 10-year-old unit means replacement soon.
• [ ] Check the furnace/HVAC system: how old is it? What's the last service date?
• [ ] Is there a sump pump? Is there a backup (battery-powered) sump pump?
• [ ] Check for any signs of insect activity — carpenter ants or termite galleries are serious

Electrical and Plumbing

You don't need to be an electrician to catch obvious red flags:

• [ ] Find the electrical panel — is it modern, or does it say "Federal Pacific" or "Zinsco" on it? These brands are associated with fire risk and often flagged by inspectors
• [ ] Are there a mix of circuit breakers and fuses? Fuse boxes suggest very old wiring
• [ ] Are there GFCI outlets (the ones with the small buttons) in kitchens, bathrooms, and garages? These are a code requirement and their absence means the wiring is old or hasn't been updated
• [ ] Turn on multiple lights and appliances at once — do lights flicker? Flickering suggests an overloaded circuit or loose wiring connection
• [ ] What type of plumbing? Copper is the gold standard. PVC is fine for drains. Galvanized steel (gray pipe, common in pre-1960s homes) corrodes and restricts flow over time. Polybutylene (gray plastic, common 1978–1995) is failure-prone and often flagged by insurers.

Questions to Ask at the Showing

Your agent can relay these to the seller's agent:

About the home's history:

• Why is the seller selling?
• How long have they lived here?
• Are there any known issues that have been disclosed in the seller's disclosure statement?
• Were any major repairs done — roof, HVAC, foundation — and do they have permits and receipts?
• Have there been any insurance claims on the property?

About the neighborhood:

• What are the neighbors like on either side and behind?
• Are there any upcoming developments or changes to the area that you're aware of?
• What's the noise level at night or on weekends?

About the practical details:

• What's the internet situation — what providers are available and what's the typical speed?
• What's included in the sale? (A specific appliance you love might be excluded)
• Is the seller willing to leave the washer/dryer?
• When is the seller's ideal closing date?

How to Use a Scoring System

If you're viewing multiple homes, a consistent scoring system keeps you objective. After each viewing, rate each of the following from 1–5:

Total score out of 50. A home you're excited about but scores only 30 might be clouded by staging. A home that scores 42 but doesn't excite you emotionally might be the better investment.

After the Viewing: Follow Up

• [ ] Take photos (ask permission first at private showings; open houses are usually fine)
• [ ] Write down your impressions immediately — memory degrades fast
• [ ] Note any items that need professional inspection beyond the standard home inspection
• [ ] Research any specific concern: look up the age of the roof on county records, check permit history for renovations on your municipality's website

The Difference Between a Showing and an Inspection

Your house viewing is an initial screening — it helps you decide whether to make an offer, not whether to buy. The professional home inspection (ordered after your offer is accepted, during the due diligence period) is far more thorough: an inspector will check the attic insulation, test every outlet, inspect the chimney with a camera, and much more.

Don't skip the inspection based on a good showing. Many of the most expensive defects are completely invisible on a walkthrough.

Take the Right Tool to Every Viewing

Our Complete First-Time Homebuyer Checklist includes a printable House Hunting Scorecard you can physically bring to every showing. It covers all the categories above in a compact, field-ready format — so you're evaluating every home with the same consistent criteria rather than comparing your emotional memory of different properties.

Download the full PDF toolkit for $14. At that price, it costs less than one dinner out and could save you from falling in love with a money pit.