Open House Checklist: The 5 Things I Look At Before the Kitchen

The biggest time-waster at an open house is walking in and judging the place by how pretty the kitchen is. You're not buying the staging. You're buying the house, including its problems.

When I tour homes with clients, the first visit is really about five things. Here's how I approach it so your next open house is more productive.

Before you go: do a little homework

Before you show up, spend some time on:

Recent nearby sales
School district assignment, commute, and noise sources such as freeways or flight paths
The home's age, renovation history, and any permit records you can find

With that background, you'll know what to ask on site instead of getting swept up by the furniture.

1. Look outside before you walk in

How old does the roof look? Where does water drain? Are there obvious cracks in the exterior walls or foundation? Are the gutters clogged or bent?

The outside is often the most honest part of a house, because many sellers spend their budget on interior paint and staging.

2. Look up as soon as you walk in

Check the ceilings for water stains and the walls for unusual fresh paint or patchwork. Fresh paint by itself isn't a problem. But if only one small spot was patched, it's fair to ask why.

3. Feel the floors

Don't just look at the flooring color. Pay attention to whether the floor slopes, feels soft, or has uneven spots. A slope can be normal settling in an older home, or it can be worth having a structural professional look at later.

4. Turn on the faucets

Check water pressure, how quickly hot water arrives, and how fast sinks drain. Then look under the sink for stains or moisture. While you're at it, glance at outlets, GFCIs, and the electrical panel, and listen for odd noises from the HVAC system. Ask whether the filters have been maintained.

5. Use your nose

If a house smells like a perfume counter, I pay closer attention, not less. Heavy fragrance can sometimes cover up dampness, mold, or pet odors. Homes with a basement or crawl space deserve an extra sniff for moisture.

Questions I always ask the listing agent

Before leaving, I ask:

About how old are the roof, HVAC, and water heater?
What's been repaired recently? Are there any known issues?
Was the remodel work permitted?
When will disclosures be available?

You may not get every answer on the spot, but asking tells you what to follow up on.

Why these things? Expensive problems start as small clues

A ceiling stain might be an old, fixed leak, or it might mean the roof still has issues. A sloping floor might be normal aging, or it might need a closer look. An open house won't give you answers, but it will give you clues.

So the goal of an open house isn't to decide in 20 minutes whether to buy. It's to quickly decide whether this home deserves the next round: a professional home inspection and your due diligence during the contract period. That's where the real confirmation happens.

After the tour: take notes the same day

After a few open houses, homes start to blur together. I suggest writing down each home's pros and cons the same day, along with any clues that worried you and the questions you still need answered. Label your photos by address so you know which stained ceiling belonged to which house.

When it's time to write an offer, you'll be comparing facts instead of impressions. Your notes also become a starting list for your home inspector, so they know exactly which spots you want them to look at more closely. And if you decide to pass on a home, your notes remind you why, which keeps you from second-guessing yourself when a similar listing shows up next month.

One more tip: visit at a different time of day if you're serious. Traffic noise, parking, and natural light can feel very different at rush hour than on a quiet Sunday afternoon.

Want a second set of eyes?

If you're house hunting in Los Angeles or Southern California and want someone who tours homes looking for problems, not just pretty finishes, reach out to me.