Walking through a potential new home is exciting—especially when the layout, neighborhood, or natural light feels just right. But a home tour isn’t just about falling in love with the space; it’s also your best chance to ask smart, strategic questions that could uncover future expenses or hidden issues. Given Texas’ hot climate and the unique features of Austin’s housing stock, buyers should go beyond the surface and dig into topics like recent upgrades, HVAC performance, plumbing age, and monthly utility costs. Asking the right questions now can help you avoid surprises after you move in—and give you leverage during negotiations.
First, one of the most important questions to ask during a home tour in Austin is: What recent upgrades or renovations have been made, and when? In a competitive market, many sellers make cosmetic improvements to appeal to buyers—think fresh paint, new countertops, or updated fixtures. But it’s important to distinguish between surface-level upgrades and more meaningful improvements like a roof replacement, updated electrical system, or full kitchen remodel. Understanding what’s new—and what’s not—can help you better evaluate the home’s value and anticipate future maintenance needs. Don’t be afraid to ask for documentation, such as permits, receipts, or contractor warranties. This is especially helpful in older homes where renovations may have been DIY or completed in phases.
Another critical question relates to the home’s HVAC system, which is a major concern in Austin’s long, hot climate. Summers here are intense, and air conditioning isn’t just a luxury—it’s a necessity. So it’s smart to ask: How old is the HVAC system, and when was it last serviced? A typical central air unit lasts 10–15 years, and replacing one can cost thousands of dollars. If the system is older, ask whether it’s been maintained regularly and whether there have been any recent repairs. You might also ask about the type of system (standard vs. high-efficiency), as newer models can drastically reduce energy bills during peak summer months. If you're touring during the cooler seasons, your inspector may not be able to fully test the AC under normal operating conditions, so getting historical info is essential.
Speaking of systems, don’t overlook plumbing—especially in Austin’s mix of older homes and rapidly-built new construction. A good question to ask is: What type of plumbing does the home have, and how old is it? Homes built before the 1990s may have galvanized steel or even cast iron pipes, which can corrode or clog over time. Newer homes generally use PEX or copper, both of which are more durable and easier to maintain. Plumbing problems often go unnoticed until there's a leak, so getting a sense of the system’s age and condition helps you anticipate any major repairs. If the seller has done plumbing work recently—such as re-piping or sewer line replacement—that’s worth noting as a long-term value-add.
Next, make sure you ask about utility costs—something buyers often overlook in the excitement of a home tour. In Austin, air conditioning usage can stretch from late March through October, and monthly electric bills can be high, especially in older or less-efficient homes. Try asking: What are the average monthly utility bills? or How well is the home insulated? You can also inquire about attic insulation, window type (single-pane vs. double-pane), and whether the home has energy-efficient upgrades like solar panels, smart thermostats, or radiant barriers. High energy costs don’t have to be a deal-breaker, but they should be factored into your monthly budget—especially when comparing two similarly priced homes.
Another important aspect is appliance condition and age. Ask: Are the appliances included, and how old are they? Replacing a refrigerator, stove, dishwasher, or washer/dryer set can add up quickly, so knowing what you’re inheriting is key. Ask whether appliances are still under warranty or if the seller has service records. Even things like garage door openers, water heaters, and irrigation systems should be checked for functionality and age. A home that comes with relatively new appliances can save you thousands in the first few years of ownership.
While you're walking through the house, also keep an eye out for signs of deferred maintenance—and don’t hesitate to ask about them. For example: Has the home ever had foundation issues, roof repairs, or water damage? These are common concerns in Central Texas, where expansive clay soil can shift and cause settling. Sellers in Texas are required to complete a disclosure notice, but not everything is always documented. Asking the question directly during the tour may prompt additional information that’s helpful during the inspection process.
Finally, don’t forget to ask about the homeowners association (HOA) if applicable. Ask: Is there an HOA, and what are the dues? What do they cover? Some HOAs include lawn care, pools, and neighborhood amenities, while others simply enforce appearance rules or deed restrictions. Knowing the costs and expectations up front will help you decide whether the neighborhood is a good fit—not just the house itself.
In summary, while it’s easy to focus on paint colors and furniture placement during a home tour, the most valuable information comes from the questions you ask. Focus on major systems—like HVAC, plumbing, and insulation—as well as upgrades, utility costs, and maintenance history. These details are especially important in Austin, where the hot climate and fast-paced market mean buyers need to be sharp and well-informed. Armed with the right questions, you’ll not only be more confident in your decision, but you’ll also be better prepared to negotiate repairs, request concessions, or move forward with peace of mind.
