10 Things to Look at Before You Make an Offer

A showing is an emotional experience. You're picturing furniture placement and imagining Sunday mornings in the kitchen. That's a beautiful thing — and also why it helps to have a short list of things to actually look at while you're there.

A formal inspection happens after your offer is accepted. This is just your own pre-offer walkthrough — the kind that keeps you from falling head over heels for a house with a significant issue you'd want to know about earlier.

1. The Roof

You don't need to climb up there — just look from the ground. Missing, curling, or uneven shingles are worth noting. Check the gutters for granule buildup — those small sandy particles mean the shingles are aging. Ask the seller how old the roof is. If it's over 15 years, factor a potential replacement into your offer strategy. Roof replacements run $8,000–$20,000 depending on size and material.

2. The Foundation

Walk the exterior and look for cracks. Vertical hairline cracks are often just normal settling. Horizontal cracks in a basement wall, or stair-step cracks in brick, are worth a closer look — potentially from a structural engineer before you go further.

3. The Basement or Crawlspace

Look for water stains, white chalky deposits on walls (called efflorescence), musty smell, or any visible mold. Any sign of moisture is worth understanding before you make an offer — not necessarily a dealbreaker, but definitely a question.

4. Every Ceiling

Look up in every room. Water stains — brown rings or discoloration — indicate past or present moisture issues. Ask about any you find. Even if the underlying problem was fixed, understanding the story behind it is worth your time.

5. Under Every Sink

Open the cabinet under the kitchen sink and every bathroom sink. Look for staining, soft or warped wood, or active drips. This is where slow leaks tend to live quietly for years. Thirty seconds per sink can tell you a lot about how the home was maintained.

6. Water Pressure

Turn on two faucets at once — a sink and a shower, for example. Does the pressure drop noticeably? Low water pressure can point to aging pipes, a failing pressure regulator, or a water main issue. Worth flagging for your inspector.

7. The Electrical Panel

Ask to see it. You're looking for a couple of things: older panel brands that are known to have issues (Federal Pacific and Zinsco are two to Google), signs of DIY wiring, or any scorching or burning smell around the box. Panel replacements run $1,500–$4,000. Good to know about going in.

8. Windows and Doors

Open and close every one you can access. Do they stick? Close and lock properly? Foggy double-pane windows mean the seal has failed — they'll eventually need replacing. Sticking doors can be harmless humidity expansion, or they can signal foundation movement. Note anything that feels off.

9. The HVAC System

Turn it on. Does it come on promptly and run smoothly? Ask the age. HVAC systems typically last 15–20 years, and a full replacement runs $5,000–$12,000. If it's getting up there in age, that's useful information to have when you're deciding what to offer.

10. The Neighborhood at Different Times

This one is easy to overlook. Drive by the home on a weekday morning, a weekend afternoon, and an evening if you can. The noise level, the traffic, the general feel of the street — these things matter for daily life in a way that a Sunday afternoon showing doesn't fully capture.