10 Questions to Ask During a Home Showing (That Most Buyers Forget)

You've probably walked through a home, loved the kitchen, noticed the nice backyard, and then gotten back to your car thinking, "Wait, did I even ask about the roof?"

This happens often. You get caught up in the excitement of a showing—picturing your furniture in the living room, imagining weekend coffee on that deck—and suddenly the realtor's locking the door and you realize you forgot to ask half the things you meant to.

Here's the thing: a home showing usually lasts 20-30 minutes. That's not much time to make a decision about what's likely the biggest purchase of your life. And once you leave, it's awkward to call back with questions. You feel like you're being picky or difficult.

You're not. You're being smart.

After helping buyers in Forest Grove and Washington County for over 20 years, I've learned which questions actually matter. Not the obvious stuff like "how many bedrooms?"—you can see that. I'm talking about the questions that reveal what you can't see.

Let me walk you through the 10 questions that'll save you from surprises down the road.

1. "Why is the seller moving?"

This feels nosy, but it's not. The answer tells you a lot.

If they're upsizing because of a growing family, that's different from selling because the neighbors are problematic or because the house has issues they don't want to deal with. Sometimes sellers are relocating for work—totally normal. Sometimes they've been trying to sell for months and keep dropping the price.

You're not prying. You're gathering information that helps you make a good decision.

2. "What are the typical utility costs?"

I had clients last year fall in love with a beautiful older home near Pacific University. Gorgeous place. Then they got their first heating bill in January: $387.

Older homes in Forest Grove can be charming, but some of them have insulation from 1950. Ask for copies of recent utility bills, especially winter ones. Sellers usually have them handy, and if the numbers seem high, you know you'll need to budget for upgrades.

Natural gas, electricity, water, garbage—get the full picture.

3. "What's included in the sale?"

Seems basic, but you'd be surprised. It’s good to be clear on what’s included before escrow closes and its too late.

That fancy refrigerator? Might be going with them. The washer and dryer in the photos? Their daughter's taking those. The custom curtains that make the living room look perfect? Not included.

Ask specifically about appliances, window coverings, the shed in the backyard, that nice shelf system in the garage. Get it in writing. I've seen buyers assume things were staying only to move in and find empty walls.

4. "When was the roof last replaced, and do you have documentation?"

Roofs in Oregon take a beating with our rain. A typical asphalt shingle roof lasts 20-25 years here, but that depends on installation quality and maintenance.

If the roof is 18 years old, you're looking at a replacement soon. That's $10,000-$15,000 depending on the house size. If they replaced it three years ago and have the invoice, great—that's money you won't have to spend.

Ask about the water heater, furnace, and HVAC system while you're at it. Get ages and service records if possible.

5. "Have there been any insurance claims on the property?"

This question catches people off guard, but it's important.

Insurance claims can reveal water damage, fire damage, or other issues that might not be visible during a showing. If there was a claim for water damage two years ago, you want to know if it was properly fixed or if you're looking at potential mold issues.

In Forest Grove, we get our share of winter storms. Wind damage, falling trees, flooding in certain areas—these things happen. You just want to know the history.

6. "What don't you love about the house or neighborhood?"

If you have a chance to talk with the owners, because it catches sellers off guard in a good way.

Most people are honest when you ask directly like this. Maybe the street gets noisy during Pacific University events. Maybe the backyard floods a little in February. Maybe the garage door opener has been finicky for years.

These aren’t necessarily dealbreakers, but they're things you should know. I'd rather you hear about the quirks now than discover them after closing.

7. "Are there any easements, HOA rules, or restrictions I should know about?"

Some Forest Grove properties have easements for utilities or water access. Some neighborhoods have HOA restrictions about what colors you can paint your house or whether you can park an RV in your driveway.

If you're planning to put up a fence, build a shop, or start a small hobby farm, you need to know what's allowed. The county and city have different rules too. A property just inside Forest Grove city limits plays by different rules than one just outside.

This is critical if you have specific plans for the property.

8. "What's theq water source, and have there been any issues?"

Most Forest Grove homes are on city water, but some properties—especially on the outskirts—have wells.

Wells aren't bad, but you need to know what you're dealing with. Well water should be tested for quality and flow rate. If there's been an issue with the well running dry in summer or needing repairs, that's expensive to fix.

Same with septic systems if the property isn't on city sewer. When was it last pumped? Any problems? A failing septic system can cost $10,000-$20,000 to replace.

9. "What projects have been done, and were permits pulled?"

Here's where things get interesting.

That beautiful finished basement? If they didn't get permits, it might not be considered legal living space. That matters for resale value and insurance. Same with additions, deck work, electrical upgrades, or converted garages.

Unpermitted work isn't always a disaster, but it can complicate things. Some buyers walk away from deals when they discover major unpermitted renovations. Better to know upfront.

10. "Can I come back for a second showing at a different time of day?"

This isn't really a question for the seller, but don't skip it.

Come back during morning commute hours. See what traffic is like. Come back on a weekend evening. Are there noise issues? How's the natural light different times of day?

I had buyers who saw a house on a quiet Wednesday afternoon and fell in love. They came back on a Saturday and realized the nearby park gets absolutely packed with youth sports, and street parking becomes impossible.

Nothing wrong with a busy neighborhood park, but you should know what you're getting into.

What to Do With All This Information

Take notes during the showing. Seriously—use your phone, bring a notebook, whatever works. You'll forget details otherwise, especially if you're seeing multiple homes in one day.

Don't be shy about asking these questions. Sellers expect them. And if a seller or their agent gets defensive about reasonable questions, that's actually important information too.

If you're working with a buyer's agent (like me, as an Accredited Buyer's Representative), we'll help you remember what to ask and follow up on any concerns. That's literally what we're there for.

Ready to Start Looking?

Here's the thing about the Forest Grove market right now: good homes move fast, but that doesn't mean you should skip your due diligence. Asking the right questions during showings saves you from expensive surprises later.

I've lived here for nine years, and I've helped hundreds of buyers find the right home in Forest Grove and Washington County. I know which neighborhoods flood, which streets are noisy, and which "great deals" have hidden issues.

If you're thinking about buying, let's talk. I'll walk you through showings, help you ask the right questions, and make sure you actually understand what you're getting into.

Call me at (541) 592-4682 or email misscilicia@outlook.com. No pressure, no sales pitch—just straight talk about what you're looking for and whether we can find it.