12 Things You Need to Check Before Buying a House

Buying a house is one of the biggest financial decisions you'll ever make — and the mistakes that cost buyers the most money are usually the ones nobody warned them about. After almost 30 years of buying, flipping, selling, and building real estate, I've seen just about every buyer mistake there is. So grab a pen and paper, because these are the 12 things you need to check before you ever get to the closing table.

1. Don't Skip the Inspection, Even on an "As-Is" Sale

If you see a property listed "as-is, where-is," that does not mean you can't inspect it. Most of the time, "as-is" just means the seller isn't planning to fix anything — it doesn't mean inspections are off the table. Always ask the homeowner if you can inspect the property for your own peace of mind. And if something turns up, like a roof leak, don't assume the deal is dead. In most cases, sellers will still fix the issue rather than lose the sale.

Bottom line: Get the property inspected. Every time. No exceptions.

2. Get a Survey of the Property

A survey matters no matter what kind of property you're buying — a quarter-acre lot in an HOA neighborhood or five acres out in the country. If the seller doesn't have one on hand, don't worry. Surveys are recorded at your parish or county Register of Deeds office, and you can usually get a copy for just a couple of dollars.

Once you have it, walk the property. A metal detector (you can rent or buy one for around $150) will help you find the property pins so you know exactly where your boundary lines are. Your survey will also show you:

• The property's flood zone

• The metes and bounds of the lot

• Any encroachments — fences, sheds, or pools that cross onto the property

If something's encroaching, get the seller to address it before you close.

3. Have the Well and Septic System Inspected

If the property has a well or septic system, never take the seller's word that everything's working. Have both inspected. Most parishes and counties require a septic certificate before you close — an inspector has to come out, check the aerator, and confirm the system is functioning. You'll need that certificate anyway to get the utility company to turn on power at the property, so it's not optional.

4. Purchase a Title Policy

Even if the seller won't pay for it, buy your own title policy. A title policy protects you from anything attached to the property before your purchase — unpaid mortgages, back taxes, liens, or contractor claims for work done right before closing.

Here's the scenario that trips people up: a seller has new central air installed 10 days before closing, then never pays the contractor. Without a title policy, that contractor can come after you, the new owner, for the money. A title search at closing helps, but your own title policy is what actually protects you.

5. Read the Seller's Disclosures Carefully

Since 1996, sellers have been required to disclose in writing anything they know is wrong with a property. There are exceptions — inherited estate properties and new construction don't require disclosures, but a former rental property does, even if the owner never lived there.

Your disclosure should tell you:

• Age of the roof and HVAC system

• The flood zone (though you should always double-check this independently)

• Any history of fire, water damage, or insurance claims

• Whether the home was built before 1978, which means a lead-based paint disclosure is required by law

Some sellers will mark items with a question mark if they genuinely don't know — that's normal. Just don't skip reading it.

6. Verify the Flood Zone Yourself

This one happened to me personally. I bought a house and didn't find out it was in a flood zone until the day before closing — because the seller's disclosure said it wasn't. If a property has never had a mortgage on it, the owner may never have been required to carry flood insurance, and they may genuinely not know their own flood zone.

Don't rely on the seller's word. Check the official government flood maps yourself using the property address. Flood zones A, X, and C are the ones to pay closest attention to.

7. Ask About Past Insurance Claims

Get an insurance quote, sure — but also ask directly: how many insurance claims have been filed on this property? A tree falling on the roof, lightning damage, a kitchen fire — even if each one seems minor, a pattern of multiple claims can make a property difficult and expensive to insure going forward. Always ask what the claims were for and how many there were.

8. Understand Closing Costs — and Negotiate Who Pays

Closing costs typically run about 3–3.5% of your loan amount and include your insurance, origination fee, and title policy. Some sellers refuse to cover any portion of a buyer's closing costs without understanding what that actually costs them.

Here's how I explain it to sellers: if a cash buyer offers $195,000, most sellers take it instantly. If a financed buyer offers $200,000 but asks for $5,000 toward closing costs, the seller still nets $195,000 — the same number they were happy with before. Covering closing costs simply opens the property up to more buyers, especially first-time buyers who want to keep cash on hand for furniture or repairs instead of draining it all at closing.

9. Get a Home Warranty

A lot of buyers assume home warranties aren't worth much. I disagree — I've used them on personal homes and rental properties alike, especially on anything over 5–6 years old. An inspection can say your HVAC unit is fine, and it can still fail a month later. Instead of paying for a $6,000+ compressor out of pocket, a home warranty typically means a small service fee and the unit gets replaced.

Most of the time, sellers will cover the roughly $800 cost of a one-year warranty. If they won't, it's worth paying for yourself.

10. Confirm Mineral and Water Rights

Read your contract carefully for mineral and water rights. I've had buyers show up to closing only to learn the seller has no intention of relinquishing mineral rights — and if that wasn't written into the contract as a contingency, the buyer has two options: walk away or move forward without those rights.

Walking away isn't free, either. If it's not addressed properly, you could lose your deposit or even face a lawsuit for specific performance of the contract. A real estate contract is legally binding whether you used an agent or bought the property directly from the owner — so get everything in writing up front.

11. Get Pre-Approved and Understand Your Loan Options

If you're financing, talk to your lender about every option available to you: FHA, USDA. VA, conventional. If you're a veteran or active-duty service member, ask about VA loan benefits specifically.

One thing I run into constantly: sellers who refuse to accept FHA or VA offers because of a story they heard from a coworker about a bad inspection experience. In reality, if a home is in reasonably good condition — no broken windows, no major deferred maintenance — it will pass an FHA, USDA or VA inspection just fine. If a seller pushes back on your loan type, it's worth a conversation to understand (and address) their concerns rather than losing the house over a misconception.

12. Put Everything That "Stays" in Writing

If it's not written into the purchase contract, it doesn't legally stay with the house — no matter what a seller verbally promises. Washer, dryer, refrigerator, light fixtures, chandeliers, pool equipment, mounted speakers — if you want it, put it in the contract.

One important note if you're financing: items with no real monetary value, like a boat or a tractor, generally can't be included in a mortgage contract. Stick to fixtures and appliances that are actually part of the home's value.

The Bottom Line When Buying a House

None of these 12 steps are complicated, but skipping even one of them can cost you thousands of dollars — or a lot of stress — down the road. Ask questions, get everything in writing, and don't take a seller's word over your own due diligence. That's how you buy smart.

Have questions about any of these steps, or thinking about buying your first home? Reach out to Wayne — with nearly 30 years of real estate experience, he's helped thousands of buyers avoid these exact mistakes.