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If you are asking what to ask before touring a home, you are already doing something right.
In 2026, many buyers start their search online. They review listings, disclosures, and photos long before stepping inside a property.
This guide explains the most common pre-tour questions buyers ask in the St. Louis market. These questions help buyers avoid wasted time, reduce stress, and focus only on homes that truly fit their needs.
The “Paperwork First” Rule of 2026
(What to ask before touring a home)
Why You Need a Buyer Agreement Before Your First Tour
In 2026, buyers must sign a written buyer agency agreement before a licensed agent can legally show them a home. This agreement explains the services provided and how the agent is compensated.
Many buyers are surprised by this change. However, it is now standard practice nationwide. Realtor.com explains this shift and how it affects buyers early in the process.
Reviewing the Seller’s Disclosure From Your Couch
Sellers usually provide a Residential Property Disclosure Statement. Careful buyers often request this before touring.
This document may note past water intrusion, foundation repairs, or environmental issues such as radon or lead. HomeLight highlights how early disclosure review helps buyers spot red flags sooner.
Vetting the “Big Three” Systems
Age of Roof, HVAC, and Water Heater
Before touring, buyers often ask when major systems were installed. Roofs typically last 20–30 years, while HVAC systems average 15–20 years.
Knowing the age of these systems helps buyers understand future maintenance risk. Leah Landis outlines why these questions matter even before a showing.
St. Louis Specifics: Sewer Laterals and Older Electrical
In older St. Louis neighborhoods like Soulard or the Central West End, buyers commonly ask about lateral sewer lines and knob-and-tube wiring.
These systems are often hidden and expensive to address later. HousesOldEasy provides local context on why these questions matter in historic areas.
Understanding the Seller’s Timeline and Motivation
Why the “Why” Matters
Buyers often ask why a seller is moving. This can provide insight into timing and urgency. That said, agents are limited by confidentiality and cannot disclose private details.
Even general context can help buyers decide whether a home is worth touring quickly.
Are There Pending Offers or Deadlines?
As of early 2026, homes in St. Louis typically go under contract fast. Zillow reports a median market time of about 15 days, which creates a short pre-tour decision window.
Knowing if there are active offers or deadlines helps buyers avoid touring homes that may already be spoken for.
Gauging the “Total Cost” of Ownership
Average Monthly Utilities in St. Louis Neighborhoods
Buyers frequently ask for 12-month utility averages, especially for larger homes in places like Chesterfield or Clayton. These costs vary widely based on size, age, and efficiency.
HOA Fees: What’s Included and What’s Extra?
If a property has a homeowners association, buyers need to know what the fee covers. Some HOAs include trash or snow removal. Others focus only on neighborhood appearance.
HOA costs can affect monthly budgets. Asking early helps buyers avoid surprises.
Inclusions vs. Exclusions: Don’t Fall in Love With the Fridge Yet
Defining Fixtures vs. Personal Property
Fixtures usually stay with the home. Personal property often does not. Items like refrigerators or custom lighting should be confirmed before touring.
Smart Home Tech: Who Owns the Cameras?
Smart thermostats, security systems, and hubs raise common questions. Buyers often clarify whether these items transfer or are removed.
Local Spotlight: Area-Specific Questions
School District Boundaries (Kirkwood, Webster Groves, Ladue)
School district lines can change street by street. Buyers often verify boundaries before touring to avoid confusion later.
Historic District Restrictions in Soulard and Lafayette Square
Homes in historic districts may face renovation limits. Buyers who plan future updates often research this before visiting in person.
Conclusion: Using Data to Save Your Time
Asking the right questions early helps buyers focus on homes worth seeing. If you know what to ask before touring a home, you can move with confidence instead of urgency.
The goal is not speed. The goal is clarity.
Educational Notice
This article is provided for general educational purposes only. The author is a licensed real estate agent in Missouri. The information above is not legal, financial, or tax advice. Buyers are encouraged to consult appropriately licensed professionals and conduct their own due diligence.
