Am I Touring This Open House the SMART Way?
10/29/20262 min read
It’s easy to fall in love with the kitchen, the fresh paint, or that perfect backyard. But when you’re touring open houses, a few good questions can help you see beyond the first impression.
Here’s a simple way to remember what to ask: SMART
S — Seller
What can you tell me about the seller’s plans or preferred timeline?
Understanding the seller’s timing may help you determine whether your preferred closing date works. For example, a seller who needs extra time to move may have different timing needs than someone who’s already moved out. The host may not know the details, and sellers may choose not to share them, but it’s worth asking.
M — Market
How long has the home been on the market? Has the price changed?
A home that’s been listed for a while or has had a price reduction may be worth a closer look. It doesn’t automatically mean something is wrong. The price, condition, location, or market conditions could all play a part. The key is understanding the context rather than making assumptions.
A — Activity
Have there been any offers, or is the seller expecting any soon?
This can give you a better sense of the competition. If interest is strong, you may need to be prepared to make decisions promptly. If there hasn’t been much activity, you may have more time to evaluate the property. Remember, offer activity can change quickly, so confirm the latest information before making decisions.
R — Repairs
How old are the roof, furnace, water heater, and other major systems?
A home can look beautiful and still need expensive work. For example, an older roof or furnace doesn’t necessarily mean you should walk away, but it may mean budgeting for future replacement. Ask about known problems, review the seller’s disclosures, and arrange appropriate inspections before committing.
T — Things to Know
What should I know about this home that I might not notice during a quick walkthrough?
This is one of my favorite questions because it opens the door to things you might otherwise overlook. Depending on the property, you may want to look into HOA fees and restrictions, past water intrusion, permits for renovations, property boundaries, or planned neighborhood developments.
You won’t get every answer at an open house, and that’s okay. Sometimes, knowing what to investigate next is just as valuable as getting an answer on the spot.
Happy house hunting!
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