Free question library

Know what to ask before the offer deadline.

Six stacks of questions, written for the night before. Filter by what you're worried about, copy a stack, and bring them to the call.

Filter

Ask the

Agent

1
How many offers has this listing received so far?
Why it matters: Tells you whether you're bidding against a crowd or negotiating one-on-one.
Payment
2
What did the seller turn down on previous offers?
Why it matters: Reveals the real floor — list price and accepted price often differ.
Payment
3
Has the listing been re-listed under a different MLS number?
Why it matters: Re-lists hide days-on-market and prior price drops.
Resale
4
What comps did you use to advise the seller's list price?
Why it matters: Lets you check whether the price reflects the block or a wishful average.
PaymentResale
5
Are pre-inspection waivers common in this micro-market right now?
Why it matters: Tells you the real cost of keeping an inspection contingency.
Repairs
6
Which contingencies will the seller actually accept?
Why it matters: An accepted offer with the wrong terms is not a win.
Payment
7
What's your honest read on the home's condition vs. price?
Why it matters: Agents see hundreds — ask for the read they'd give a sibling.
Repairs

Ask the

1
What does my monthly payment look like if rates drop 50bps in 90 days?
Why it matters: Helps you decide whether to lock now or float.
Payment
2
Re-run my DTI at $4,500 monthly housing, not the approval ceiling.
Why it matters: Approval is the max — comfort is what you actually live with.
Payment
3
Can we structure a 2-1 buydown without changing approval?
Why it matters: A buydown can soften the first two years while you fund repairs.
Payment
4
What's the cash-to-close at 20% vs. 15% down?
Why it matters: Keeping 5% in reserves is often safer than removing PMI.
Payment
5
What lock-in window applies if I go under contract this week?
Why it matters: A short lock that expires before close becomes a new rate.
Payment
6
Will an appraisal gap clause affect approval if the home appraises low?
Why it matters: Gap clauses commit you to cash you may not have.
Payment
7
What does PMI removal actually require, and when?
Why it matters: PMI doesn't auto-remove for everyone at 20% equity.
Payment

Ask the

1
Thermal scan the exterior walls of bedrooms and the basement perimeter.
Why it matters: Reveals insulation gaps and hidden moisture not visible by eye.
Repairs
2
Sewer scope from the basement cleanout to the city main.
Why it matters: A blocked or root-invaded lateral is a five-figure repair.
Repairs
3
Open the electrical panel and verify no remaining knob-and-tube.
Why it matters: Insurers may decline coverage if any K&T is active.
RepairsInsurance
4
Moisture meter on basement walls, laundry, and around windows.
Why it matters: Stains can be old or active — meters tell you which.
Repairs
5
Estimate the remaining lifespan of roof, furnace, water heater, and AC.
Why it matters: Lets you budget the next 5 years of capital repairs.
Repairs
6
Walk the attic — note any rot, daylight, or rodent evidence.
Why it matters: Most buyers never see the attic; problems hide there.
Repairs
7
Foundation cracks — vertical, horizontal, or stair-step?
Why it matters: Type and direction tell you settlement vs. structural movement.
Repairs

Ask the

1
Confirm dwelling coverage matches actual replacement cost, not market price.
Why it matters: Older homes often cost more to rebuild than to buy.
Insurance
2
Quote with and without a water-backup endorsement.
Why it matters: Backup damage is excluded from standard policies.
Insurance
3
Does the roof age require a separate rider or higher deductible?
Why it matters: Many insurers depreciate older roofs at claim time.
InsuranceRepairs
4
Loss-of-use limit for a 6+ month repair displacement?
Why it matters: After a major loss, you'll need months of rent paid by the policy.
Insurance
5
Pull the CLUE report on this address.
Why it matters: Prior claims at the address affect your premium even if you didn't file them.
Insurance
6
Is the property in a designated flood or wildfire zone?
Why it matters: May require separate policies the lender will mandate.
Insurance
7
Discount for monitored alarms, smart leak detectors, or bundling?
Why it matters: Small policy add-ons often reduce premium more than they cost.
Insurance

Ask the

1
Show me the last two years of meeting minutes and the reserve study.
Why it matters: Reveals upcoming assessments and repair backlogs.
HOA
2
Any special assessments planned or proposed in the next 36 months?
Why it matters: Specials can add hundreds per month after close.
HOAPayment
3
What's the current reserve balance vs. the recommended reserve?
Why it matters: Under-funded reserves mean future assessments are likely.
HOA
4
What exterior changes, paint colors, or windows have been denied here?
Why it matters: Tells you what 'ownership' actually looks like.
HOA
5
Pet, rental, and short-term-rental rules?
Why it matters: Affects your resale audience and lifestyle.
HOAResale
6
Pending litigation involving the association?
Why it matters: Active litigation can block conventional financing for future buyers.
HOAResale
7
How are insurance responsibilities split between unit owners and the HOA?
Why it matters: Misalignment leaves gaps your policy won't cover.
HOAInsurance

Ask the

1
Any work done without permits — when, and by whom?
Why it matters: Un-permitted work is your liability the day after close.
Repairs
2
Has the basement ever taken water? When, and how much?
Why it matters: Past flooding predicts future flooding more than any inspection.
RepairsInsurance
3
Any prior insurance claims on the property?
Why it matters: Disclosures and CLUE reports should agree.
Insurance
4
When was the boiler/furnace last serviced, and by which company?
Why it matters: A service record means the system has been watched.
Repairs
5
Why are you selling, and how soon do you need to close?
Why it matters: Motivation shapes how you write the offer.
Payment
6
Are any appliances, fixtures, or window treatments excluded?
Why it matters: Surprises at walkthrough are the worst kind.
7
Any neighbor disputes, easements, or boundary issues?
Why it matters: These follow the property, not the seller.
Resale

These are general buyer questions. Your home, lender, and state will surface more.