Questions to Ask Before Making an Offer on a Home
Submitting an offer is a significant moment. The listing appealed to you, the neighborhood felt right, and the price sits within reach. Before you commit, though, a handful of focused questions can surface issues that are easy to miss during a showing and difficult to undo after closing. The goal is not to find reasons to walk away but to enter the transaction with clear eyes.
What does the seller's disclosure actually reveal?
In California, sellers are required to complete a Transfer Disclosure Statement covering known material defects. Read it carefully and ask your agent to walk through any item the seller marked or left unclear. Vague answers on paper deserve direct follow-up questions before an offer is signed.
How old are the major systems, and when were they last serviced?
Roof, HVAC, water heater, electrical panel, and plumbing are the five systems that tend to generate the largest post-purchase repair bills. Ask for documentation on age and service history. A system that is near the end of its typical lifespan is a negotiating data point, not a dealbreaker on its own.
Is there any history of water intrusion or moisture damage?
Water damage is among the most common sources of undisclosed problems in Southern California homes, particularly in areas near hillsides, older drainage infrastructure, or properties with flat or low-slope roofs. Look for staining on ceilings, soft spots near windows, and any odor in closets or below the structure. A licensed home inspector can probe further than a visual walkthrough allows.
Have there been any unpermitted additions or alterations?
Unpermitted work does not automatically disqualify a home, but it does transfer risk to the buyer at closing. Ask the listing agent directly, then cross-reference with county permit records. Work done without permits can affect insurability, future financing, and resale value.
What is the pest and wood-destroying organism history?
California purchase agreements commonly include a Section 1 and Section 2 pest inspection report. Section 1 covers active infestations and damage requiring immediate attention. Section 2 covers conditions likely to lead to infestation. Understanding which items fall into which category shapes how you approach your repair requests.
Are all utilities connected and confirmed operational?
Verify that gas, electric, water, and sewer are all active and tested during the inspection period, not assumed to be functional. If the home has been vacant, a plumber and electrician walkthrough is a reasonable precaution before removing contingencies.
Does the property comply with current building codes?
Local building codes govern construction standards, fire safety, and habitability requirements. If a home has older wiring, a non-standard panel, or additions built before current seismic standards were adopted, a licensed contractor can give you a realistic picture of what compliance would require.
What are the HOA rules, fees, and financial health?
If the property sits within a homeowners association, request the CC&Rs, bylaws, current budget, reserve study, and meeting minutes from the past year. An underfunded reserve or pending special assessment is material information that affects the true cost of ownership.
What has the property's price history looked like?
A home that has been relisted, price-reduced multiple times, or pulled from the market and relisted warrants a direct conversation about why. Your agent can pull the full MLS history and help you interpret what the data suggests about seller motivation and any prior deal failures.
How does this home compare to recent closed sales nearby?
Offer price should be anchored to comparable closed sales in the immediate area, not list price alone. Jim Hardy at Berkshire Hathaway HomeServices California Properties, DRE #02045778, works through this comparative analysis with buyers so that every offer is grounded in what the local market has actually supported.
Taking time with these questions before submitting an offer is not a sign of hesitation. It is how informed buyers protect a decision that will shape their financial life for years to come. Learn more about Jim Hardy's approach to buyer representation.
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Frequently asked questions
Should I still get a home inspection if the seller has already provided one?
A seller-provided inspection is useful background information, but it was commissioned by the seller. Ordering your own independent inspection means the inspector's obligation runs to you, and you control what gets examined and how thoroughly. In competitive California markets, waiving inspection contingencies is sometimes discussed, but that decision carries real risk and should be considered carefully with your agent before proceeding.
What is the difference between a home inspection and a pest inspection in California?
A general home inspection covers the overall condition of the structure and its systems, including roof, foundation, plumbing, electrical, and HVAC. A pest inspection, formally called a Wood Destroying Pest and Organism inspection, is a separate report focused specifically on termites, wood-boring beetles, fungal damage, and related conditions. Both are typically part of the due diligence period in a California residential transaction.
How can Jim Hardy help me evaluate a home before I make an offer?
Jim Hardy at Berkshire Hathaway HomeServices California Properties, DRE #02045778, reviews comparable sales data, walks through disclosure documents, and helps buyers identify which due diligence steps are most relevant to the specific property and neighborhood. The goal is to make sure you have the information needed to decide confidently, whether that means moving forward, negotiating repairs, or reconsidering the purchase.