Questions To Ask When Buying a House

Buying a house is one of the biggest financial decisions you’ll ever make. Those listing photos show off a fresh coat of paint and some stylish furniture, but they’re hardly showing you the full picture — like the age of the water heater, those HOA fees you’re not thinking about or whether the neighborhood gets noisy on the weekends. 

Being a prepared homebuyer means you show up with a checklist of essential questions for your lender, mortgage broker, agent and the sellers. This approach will help you avoid any nasty surprises after closing and keep the confidence in the homebuying process throughout. 

The key questions in this article are grouped by stage:  

• Before you even start your home search
• When you’re interviewing agents
• On home tours
• When you’re making an offer
• When you’re choosing a mortgage. 

Use these questions as a starting point and then talk to a licensed loan officer to get guidance that’s tailored to your situation.

These questions will help you figure out if you’re really ready to buy and what price range is going to fit your lifestyle. 

• What is my maximum comfortable monthly payment? Include the principal, interest, property taxes, mortgage insurance, homeowners insurance and HOA fees because those are all part of the deal. Most lenders just look at your debt-to-income ratio but really, only you know what works for you in your daily life.
• How much cash do I need for the down payment and closing costs? For example, 3% down on a $350,000 home is $10,500 and 20% down on a $450,000 home is $90,000. Add in the closing costs — which are usually 2-5% of the home’s purchase price — to get a clearer picture.
• How long do I plan to stay? Five to seven years is a good rule of thumb because paying off the closing costs and those early mortgage payments are mostly just interest payments. If you’re planning on moving sooner, you might end up losing money.
• Do I have an emergency fund? You should aim to have at least 3-6 months of expenses stashed away after you’ve paid your down payment and all the other additional costs.
• What is my credit score? Even a small improvement — like 20-30 points — can save you a lot of money over the life of your home loan. Check your credit report and make sure there are no errors.
• Can I still save for retirement and other goals? Make sure homeownership isn’t eating into your savings for other important things like student loans and childcare.

The list price of the house is just one part of the equation. You need to figure out the full cost of owning the house before you decide on a budget. 

Typical cost categories: 

• Down payment: 3-20% of home’s purchase price
• Closing costs: 2-5% of home’s purchase price, including loan-related fees such as application processing, origination, title search, appraisal and other administrative tasks
• Property taxes: it varies depending on where you live and can run to thousands of dollars per year
• Homeowners insurance: this will vary depending on the region and the level of coverage
• HOA fees: $0 to over $500 a month
• Maintenance reserve: 1-2% of the home’s value per year 

Questions to ask: 

• What is my total budget — down payment, closing costs, home warranty and move-in expenses?
• What are my estimated monthly payments going to be at current rates for a 30-year fixed loan versus a 15-year fixed loan? Remember, monthly payments typically include principal, interest, property taxes and insurance (PITI).
• How much are property taxes in this county and how often do they increase?
• Are there any “hidden” costs like pest control, chimney cleaning or required inspections? 

CrossCountry Mortgage can run side-by-side payment estimates for different price points and down payments without trying to sell you anything. 

RELATED: How To Make a Household Budget

Choosing the right experienced real estate agent in your target market can save you time, money and a whole lot of stress. Interview at least two or three before you commit. 

• How many buyers did you represent in this ZIP code in 2024-2025 and how many of those offers actually closed? This shows they have local expertise and experience working with homebuyers.
• Do you primarily work with buyers, sellers or both? A buyer’s agent who only represents buyers is going to be more focused on finding you a deal than one who represents both sides.
• What’s your best way to communicate and how would you tell me if you were running a bit behind in responding to me? Ask how they handle tight deadlines you’re working against, like same-day offer notifications.
• Do you work at real estate full-time? Part-timers may not be around much when you need to view a property at short notice.
• If we get into a bidding war and a house gets multiple offers within the first weekend — what would your strategy be? Having a clear plan for getting ahead in a competitive housing market is pretty crucial.
• How do you handle situations where you represent both buyer and seller on the same deal? That sounds like a real conflict of interest — ask them how they deal with that scenario. 

Most agents will be happy to answer these questions for you. But if someone gets a bit defensive — that’s probably telling you something too. 

RELATED: How To Find The Right Real Estate Agent

You can rip up an old carpet and paint over the walls but the street, school district and traffic pattern are all set in stone — so location is a big decision. 

• What’s the neighborhood like at peak times, like a Monday morning or a Friday evening? Visit at busy times to get the feel for parking, noise and general activity levels.
• What kind of money have houses been selling for recently? Get the lowdown on what homes have gone for in the past year or so and how long they’ve been on the market.
• How are the local schools? Find out about the ratings, bus routes and school zones — and how close your new house would be to the schools. Living near highly-rated schools can increase property values.
• What are the HOA rules and costs all about? You want to know about the monthly fees, any special assessments over the past 5 years and what rules there are on things like renting out the property or having pets.
• What’s the real commute time? Get the lowdown on drive times at rush hour to the main employment areas. Ask about public transportation options, major roads or highways and trains.
• Are there any safety or noise concerns? Get the crime stats, if there’s an airport nearby that’s going to disturb you, or if there’s a train track with horn honking.
• Are there any new developments planned for the area? Check the city or county websites for new housing complexes, roadworks or commercial developments that might change the area.

Bring a checklist to each viewing, take some notes and snap some photos. You’ll be comparing homes later so label the photos by date and address. 

Stuff to check first: 

• How old is the roof, when was it last replaced and what sort of material is it? Asphalt roofs can last anywhere from 20 to 30 years.
• What age is the furnace, air conditioner, water heater and electrical panel? You want to know about the service history on all those major appliances.
• Are there any cracks in the foundation walls, water stains in the basement or attic or a known history of mold or other health risks?
• Are the windows original or have they been replaced? Single pane vs double pane makes a big difference to your energy bill. 

Other practical stuff: 

• What is the water pressure like? Run some taps, flush the loo and check the lights where you can.
• Does the layout of the housework for you — a home office, growing family or an aging parent?
• Is there enough space in the closet, pantry and garage? 

A home inspector will do a more thorough job later on, but your own observations will help you spot potential problems early and compare different properties. 

RELATED: The Home Inspection Checklist

The seller’s disclosure and home inspection are great tools, but smart buyers still ask direct questions. 

• What issues has the home seller already told us about? Check out the seller’s written disclosure, which is required by law.
• Have there been any insurance claims over the past 5-7 years? This could reveal prior water, fire or natural disaster damage.
• Has any work been done without getting the necessary permits? Any major renovations or changes to the property without the proper paperwork can create a bit of a problem.
• Are there any major repairs that the latest inspections have recommended? Things like roof replacement, sewer line work, lead paint remediation or foundation fixes can be expensive.
• What about renovation limits? Local zoning, HOA rules or historic district restrictions might limit some of the changes you want to make.
• Are any warranties transferable? You might inherit some decent home warranties from the previous owners on things like the roof, windows or major appliances. 

Certain renovation-focused loan programs can roll some of those repairs into the mortgage. A CrossCountry Mortgage loan officer can fill you in on whether that kind of option is any use to you.

Your heating, cooling and power costs are going to vary depending on the region, age of the home and efficiency of the systems. 

• What have the average monthly utility bills been over the last year? Get the lowdown on electricity, natural gas or oil, water, sewer and trash. Utilities can become expensive, so it’s important to budget accordingly.
• Are there any seasonal spikes? Places with hot summers will get big electric bills in July and August; and cold winters will get big gas bills in December and February.
• What internet and cellular options are there? Check out the providers, speeds (fiber vs cable) and whether there are any dead zones inside the house.
• What are the costs of lawn care or snow removal? Get a sense of whether the seller uses a service and if any equipment stays with the property.
• Are there any noise or light annoyances? Streetlights shining into bedrooms, train horns or school drop-off traffic can all be a real nuisance. Ask current homeowners about the “Annoyances that Keep them up at Night” — the important details that rarely make it into listings. 

Insurance and risk can have a huge impact on both your wallet and your sleep at night. 

• Is the house sitting in a FEMA Flood Zone? If so, you’re going to have to find a lender happy to hand over flood insurance — and that can cost upwards of $2,500+ per year, especially if you’re on the water.
• Are you selling in a wildfire or hurricane hotspot? You may need to load up on extra insurance riders or higher deductibles.
• Has the house had any past flooding, sewer backups or storm damage claims? And did the owner do any repairs to prevent future issues?
• When were local building codes last updated? If the house was built a while back it may not be up to code — putting you and your wallet at risk.
• Can I get a sample homeowners insurance quote right now? Your agent can grab one based on the house’s address and purchase price and it’s a good idea to factor that into your budget. 

Your lender — like CrossCountry Mortgage — will need to see some proof of insurance before they’ll even consider your mortgage.

This is when things get serious — and it’s especially tough in those crazy spring and summer markets. 

• How long has this house been sitting on the market? If it’s been there for a while, it may be time to think about negotiating a better deal.
• Are there other bidders on the table? Your agent can check this for you, quietly behind the scenes.
• What’s the seller’s story? Are they in a hurry to sell? Is it an estate sale or a job relocation? A quick sale might give you negotiating leverage.
• What do the comparable sales tell us? Ask your agent to dig up the past 3-6 months of sales in the area — adjusted for size and condition.
• Which contingencies are standard here? Home inspection and financing are usually a given, but things can vary from state to state.
• Should I go above asking price or ask for seller credits? That’s a call your agent will help you with, based on what’s going on in the housing market. 

Get your finances in order and have your pre-approved letter up to date so you’re ready to go when you make an offer. 

Your lender is a partner in your homebuying journey, not just a service provider — and CrossCountry Mortgage has a range of mortgage options that will fit your needs. 

Qualification questions: 

• What are the bare minimum credit score and debt-to-income ratio we’re looking at here?
• How do you view income from self-employment or bonuses?
• What type of mortgage am I eligible for right now (30-year fixed, 15-year fixed, FHA with 3.5% down, etc.)? 

Rate and fee questions: 

• How long is your rate lock good for (30, 45 or 60 days)?
• Does buying mortgage points to lower the rate make sense for my situation?
• What fees and charges will I see on the Loan Estimate? 

Timeline questions: 

• How long does it usually take to get approved from contract to closing?
• What documents will I need to have ready early (pay stubs, tax returns, bank statements)? 

Your lender can walk you through all this and explain how it all fits into the sale of your loan terms.

The final decision should leave you feeling like you made the right call, not just going through the motions. 

• Do I really know what my total monthly payments will be? And do I have a plan in place if they change because of property taxes or insurance?
• Did the seller fix the issues we agreed on in the inspection?
• What’s included in the sale of the house? Confirm that appliances, blinds and any other major items are included in the contract.
• If my income takes a hit or I get hit with an unexpected bill, can I still afford this mortgage? This is a good stress test to run — and one that will prevent over-extending yourself.
• Have I double-checked the Closing Disclosure against the Loan Estimate? Ask your lender to explain any differences in plain English. 

Before you sign up, have a quick chat with your loan officer and agent to walk through any last minute important questions you have — so you can avoid any potential regrets down the line. 

At CrossCountry Mortgage, education is our top priority. We’ve got a range of mortgage loan products that will fit different scenarios, from smaller down payments to renovation loans. 

A certified loan officer will walk you through sample scenarios — like buying a $375,000 single family home with 5% down vs. a $325,000 house with 10% down — and help you compare payments and closing costs. When you’re finally ready to take the next step, get in touch with a CrossCountry Mortgage loan officer to figure out what you might qualify for and get a pre-approval with a clear head. 

These FAQs aim to answer some of the more common questions that might not have been covered in the rest of this article.