What to Look for During Showings

Photos get you in the door. The showing is where you determine if a home deserves an offer. Here's what to observe beyond the obvious.

First: Feel and Flow

Before diving into details, notice:

• How does the home feel? Gut reactions matter
• Does the layout make sense? Is the flow natural or awkward?
• Is there enough natural light? Dark homes can be depressing
• Does the space work for your life? Imagine your daily routine here

The Big-Ticket Items

These are expensive to fix or replace. Pay attention:

Roof

• How old does it look?
• Missing or damaged shingles?
• Signs of sagging?
• Multiple layers (indicates past re-roofing)?

Foundation

• Cracks in foundation visible from outside?
• Cracks in interior walls, especially diagonal cracks?
• Doors and windows that stick?
• Uneven floors?

HVAC System

• How old is the system?
• Does it turn on and produce the right temperature?
• Unusual sounds or smells?
• How are the ducts?

Water Heater

• Age (typically last 10-15 years)
• Signs of rust or corrosion?
• Location (garage vs. indoor affects replacement cost)

Electrical Panel

• Age and capacity (100+ amps for modern needs)
• Updated breakers or old fuses?
• Any burnt smell or scorch marks?

Plumbing

• Run faucets—good pressure?
• Check under sinks for leaks
• How's the water heater recovery?
• What material are the pipes?

Water and Moisture

Water damage is a silent killer:

• Ceiling stains: Often indicate roof or plumbing leaks
• Musty smells: Mold or moisture problems
• Warped flooring: Water damage underneath
• Fresh paint in one area: Could be covering water stains
• Basement/crawlspace: Look for moisture, efflorescence on concrete

Red Flags

Watch for:

• Fresh paint everywhere: Sometimes covers problems
• Strong air fresheners: May mask odors
• Lots of "as-is" disclosure items: Major issues ahead?
• DIY renovations: May not be to code
• Extension cords and power strips everywhere: Inadequate electrical
• Grading that slopes toward the house: Drainage problems

What Staging Hides

Staging makes homes look great but can obscure:

• Small room sizes (undersized furniture tricks the eye)
• Wall damage (furniture placement is strategic)
• Flooring condition (rugs cover issues)
• Window problems (nice curtains distract)

Move staging furniture in your mind. Or ask to see under rugs.

Location Factors

Things you can't change:

• Traffic: Visit at different times (morning commute, evening)
• Noise: Highway, flight path, train tracks?
• Neighbors: Well-maintained properties around you?
• Sun orientation: Important for some buyers
• Parking: Adequate for your needs?

Take Notes and Photos

After a few showings, they blur together. For each home:

• Take photos (with permission) of specific features and concerns
• Note what you liked and didn't
• Rate on your priority criteria
• Write down questions for follow-up

What to Ask

• Age of major systems (roof, HVAC, water heater)?
• Any known issues or recent repairs?
• What's included in the sale?
• Why is the seller moving?
• How long has it been on the market?

The Inspection Comes Later

Showings are for initial impressions and filtering. If you move forward, the professional inspection will dig deeper. During showings, you're looking for obvious concerns and overall fit—not doing a full investigation.

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Ready to start looking at homes? Contact Greg Franklin or call (559) 816-7780 to begin your search.