Buying a home is exciting, but let's be honest: house tours can be deceiving. Perfect lighting, fresh paint, and staged furniture can mask a world of problems. That’s why it’s critical to keep your eyes open for red flags—the kind that could cost you thousands down the road.
Here are 10 things I tell every buyer to watch for when walking through a property:
1. Cracks in the foundation or walls
Small hairline cracks? Probably normal. But large, jagged, or horizontal cracks? That could signal serious structural issues. These often mean settling problems or water intrusion—both expensive fixes.
2. Water stains or signs of moisture
Check ceilings, corners, and under sinks. Water marks or bubbling paint can point to roof leaks or plumbing problems. Bonus tip: a fresh coat of paint in one area only? That might be covering something up.
3. Funky smells
If a home smells overly scented or oddly musty, your nose is picking up on something. Strong air fresheners may be masking pet damage, mold, or mildew.
4. Outdated or unsafe electrical systems
Look at the breaker box—does it look modern and labeled clearly? Are there enough outlets per room? Flickering lights or warm outlets are a red flag.
5. Foundation slopes or uneven floors
Bring a small ball or marble and drop it on the floor. If it rolls quickly to one side, the home might have leveling issues.
6. Inadequate drainage outside
Pay attention to the landscaping. If the property slopes toward the house or there's pooling water near the foundation, that could spell long-term moisture problems.
7. Doors that stick or don’t close right
Sometimes it’s just humidity. But often, sticking doors and windows point to structural shifts. If multiple doors stick, especially on different floors, get curious.
8. Patch jobs on ceilings and drywall
A random patch? Could be harmless. But if you see several areas with poor spackling or mismatched paint, ask why.
9. Roofing wear
Look for curled, missing, or mismatched shingles. Even from the ground, you can spot uneven roof lines or discoloration that may signal age or water damage.
10. Old or noisy HVAC systems
HVAC is one of the priciest systems in a home. Turn it on during your tour if possible. Weird noises, weak airflow, or lack of documentation on service dates? Red flags.
Bonus Tip: Even if a home looks perfect, always schedule a professional inspection before making a final decision. The cost of an inspection is minimal compared to what you might uncover. And if a seller ever pressures you to skip it? That’s your biggest red flag of all.
Need help spotting red flags before making an offer? I tour dozens of homes every month and know what to look for. Let’s team up and make sure your next home is a smart one.
