Finding a Home with Your Agent: What to Share, How to Tour, What to Look For

House hunting goes best when your agent knows exactly what you need and you know what to look at when you walk through the door. You set the criteria and you make every decision; your agent finds homes that fit and helps you see each one clearly. Here is how to make that partnership work.

Share your pre-approval with your agent before you tour, so the homes you see fit the price range your lender has reviewed. Remember that the pre-approval amount is the most a lender may lend, not a number you have to reach; tell your agent the monthly cost you are comfortable with, too. Let your agent know which loan you are using. Some loan programs, such as FHA and VA loans, have their own property condition requirements, and your agent can keep those in mind as you shop. Before you tour with an agent, you will usually be asked to sign a written buyer representation agreement that explains what the agent will do for you and how they are paid. Read it, ask about anything unclear, and know that its terms can be discussed before you sign.

Make two lists: must-haves and nice-to-haves. Must-haves are the things you will not compromise on, such as the number of bedrooms, a single-story layout, parking, space to work from home, room for a family member, or accessibility features. Nice-to-haves are the extras you would enjoy but could live without. Share how you live, too: how far you are willing to commute, whether you want a yard to care for, how you feel about HOA (homeowners association) rules and dues, and whether you are open to a home that needs work. The clearer you are, the better the homes you will see. Choosing where you want to live is your decision; your agent shows you homes that match the criteria you set.

Bring your must-have list, a phone for photos and notes, and enough time to look closely. Take a photo of the front of each home first, so the pictures stay matched to the right address. After a few tours, homes start to blur together, so jot down what you liked and what bothered you before you leave the driveway. Ask your agent about anything you notice: how long the home has been on the market, whether the seller has shared disclosures or reports, and what the HOA covers if there is one. If a home feels right, ask to see it a second time, at a different time of day if you can.

You are not doing the inspection, but you can spot clues worth asking about. Look up for water stains on ceilings and around windows. Notice musty smells, fresh paint in just one spot, or cracks wider than a hairline in walls and around doorframes. Run a faucet and flush a toilet to get a feel for water pressure and drainage. Open a few windows and doors to see whether they stick. Look at the age and condition of the roof, the water heater, and the heating and cooling system, and ask how old they are. Check the electrical panel area for anything that looks patched together. Outside, notice how the ground slopes; water should drain away from the house. A long list of small things is normal for any home. Your professional inspection, after your offer is accepted, is where these clues get a real answer.

• ✓Share your pre-approval and your must-have list with your agent before you start touring
• ✓Look for clues like water stains, sticking doors, and the age of the roof and systems, then let your inspection answer them
• ✓You set the criteria and make every choice; your agent finds homes that match what you asked for
• ✓Read your buyer representation agreement before you sign it, and ask about anything unclear
• ✓Keep your credit and savings steady while you shop so your pre-approval still holds