House Shopping: The Key Things to Check Before You Buy
🏡 House Shopping: The Key Things to Check Before You Buy
🧭 Start With Your Non-Negotiables
Before you walk into showings, get clear on what actually matters to your life. This keeps you from falling in love with a home that does not fit your day-to-day.
Start with three lists:
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Must-haves: Things you cannot live without (like number of bedrooms, a garage, or being close to work).
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Nice-to-haves: Things that would be great, but you can live without (like a finished basement or a bigger yard).
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Deal-breakers: Things you will not accept (like no parking, a steep staircase, or a tiny kitchen).
Also, set your comfort budget, not just your max. A lender may approve a number that feels tight once you add everything else in.
A simple trick is to bring the same checklist to every showing. If you only “go by feeling,” every house starts to blur together.
💰 Budget for the Real Monthly Cost
The purchase price is only part of the cost. The better you understand the full monthly picture, the more confident you will feel.
When you estimate your monthly cost, include:
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Mortgage payment
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Property taxes
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Home insurance
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Utilities (power, water, heat, internet)
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Basic maintenance (even newer homes need upkeep)
If you are looking at a condo, add:
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Condo fees (and what they cover)
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Extra costs that might not be covered (like some repairs inside your unit, or special assessments)
Also plan for one-time costs near possession. These can include legal fees, moving costs, and other closing items depending on the home and the deal.
If a home stretches your budget, you will feel it every month. A slightly smaller home that leaves breathing room can be a better choice than the “dream” home that makes life stressful.
📍 Test the Location Like a Local
A home can be perfect, but the location can make it frustrating fast.
When you look at an area, think about your normal week:
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How long is the commute during the times you actually drive?
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Where do you grocery shop, go to the gym, or take kids to activities?
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Is parking easy if you have visitors?
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Do you feel comfortable walking around the block?
Also look at what is nearby that could affect you later, like busy roads, train tracks, commercial lots, or future development.
If you can, visit the area more than once. A quiet street at 2 p.m. can feel very different at 7 p.m. or on a weekend.
🔎 Check the Bones Before You Judge the Paint
Fresh paint and trendy light fixtures are easy to change. Bigger issues are not.
When you are in a showing, try to notice the “bones” first:
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Foundation signs: cracks, uneven floors, doors that stick, or fresh patching that looks rushed
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Water clues: musty smells, water stains, efflorescence on basement walls, or a sump pump running a lot
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Roof and windows: visible wear, missing shingles, foggy window seals, or drafts
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Mechanical systems: age and condition of the furnace, water heater, and electrical panel
If something looks questionable, that does not always mean “run.” It means “slow down and get answers.”
A good home inspection can help you understand what you are buying, what needs attention soon, and what is normal for that age of home.
📌 Pro Tip: In a short viewing, step outside and look at the ground around the house. If the yard slopes toward the foundation, or downspouts dump water right beside the wall, water problems can show up later. It is not proof of a problem, but it is a smart flag to take seriously.
🛋️ Make Sure the Layout Fits Real Life
A floor plan can look great online, then feel awkward the moment you walk in. Try to picture normal routines, not just furniture placement.
Pay attention to:
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Entry space: Where do boots, coats, backpacks, and packages go?
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Storage: Closets, pantry space, and where you would keep seasonal items
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Kitchen flow: Can two people move around without bumping into each other?
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Bedroom placement: Are the bedrooms where you want them, or right beside the noisy living area?
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Bathroom count and location: One bathroom on the main floor can be a daily issue for some families
Think ahead too. Even if life is different later, a flexible layout helps. A spare room that can be an office, nursery, or guest room is a big win.
📈 Think About Resale Even if You Plan to Stay
Most people do not buy a home planning to sell soon, but life changes. Jobs shift, families grow, and needs evolve. A good resale plan protects you, even if you stay a long time.
Homes tend to be easier to sell when they have:
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Practical layouts
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Reasonable bedroom and bathroom counts for the neighbourhood
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Good natural light
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Parking that fits normal needs
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A location that works for a wide range of buyers
Be careful with features that narrow the buyer pool, like a bedroom only accessible through another bedroom, or a layout that makes the main living space feel cramped.
Resale is not about chasing trends. It is about avoiding choices that make the home hard to live in, or hard to understand.
🗂️ Put It All Into a Simple Decision System
After a few showings, it is easy to forget what mattered in each home. This is where a simple system saves you.
Try this after every showing:
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Give the home a quick score in four areas: location, layout, condition, and total cost.
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Write down three facts you will remember (like “great yard,” “old furnace,” “tiny bedrooms”).
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List the risks you need answers for (like “possible moisture,” “unknown roof age,” or “condo documents needed”).
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Decide your next step right away: keep it, revisit it, or remove it from the list.
If something is a deal-breaker, do not negotiate with yourself. The goal is not to “win the house.” The goal is to buy the right home for your life and your budget.
🎉 Final Thoughts
House shopping is a lot easier when you know what to look for beyond the surface. If you keep your budget clear, test the location, and pay attention to the big-ticket items, you can make a choice you still feel good about years from now.
If you are unsure how to weigh a home’s condition against the price, or what to watch for in a neighbourhood, I’d be happy to help.
📞 Call or text me at (639) 295-4696
📧 tanner@twrealestate.ca
🌐 twrealestate.ca
Buying a home is a big decision, and having a calm, clear plan makes all the difference.
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