Spring is a seller’s season for a reason. Lawns are green, flowers are out, windows are open and the light is flattering. Sellers have had all winter to prepare, and the result is a home at its absolute best. None of that is dishonest; it is good presentation. But a buyer’s job is to see the house that will still be there in November. Here is how.
What spring can hide
- Full foliage screens the roof, the siding and the neighbors’ properties. What you cannot see from the yard in April you will see clearly in December.
- A lush lawn and fresh mulch can disguise poor drainage and bare, compacted soil.
- Fresh paint covers stains from old leaks. Look for recently painted ceilings and ask why.
- The scent of new mulch, flowers and open windows masks musty basements and pet odors.
- Long daylight and open blinds make rooms seem brighter than they are at other times of year.
Look where staging is not
Staging directs your attention. Direct it back:
- Open closets, cabinets and the pantry. Look at the condition inside, not just the organization.
- Lift the corner of area rugs, which often sit over worn or stained flooring.
- Look behind furniture pushed against walls, and check the walls behind artwork.
- Open and close windows, which should move freely and lock.
- Run the faucets and showers at once to check water pressure, and flush toilets.
- Go into the basement, garage and utility areas, where sellers decorate least and the house tells the truth.
Visit when conditions are less kind
If you are serious, go back. Visit after a hard rain and look at the yard, the driveway and the basement. Drive by on a weekday morning and evening to see traffic and parking. Stand outside with the windows closed and listen. Ask to see the home at a different time of day than your first showing; a room that glows at 4 p.m. may be dim at noon.
Questions worth asking
The listing agent may not be able to answer everything, but the questions still help:
- When was the interior last painted, and were any rooms painted recently?
- How old are the roof, furnace, air conditioner and water heater?
- Has there ever been water in the basement or crawlspace?
- What is included in the sale, and what is excluded?
- Why is the seller moving? Sellers are not required to say, but the answer can be informative.
The seller’s disclosure, where your state requires one, will cover some of this. Read it closely and compare it with what you observed.
Let the inspection do its job
None of this replaces a professional inspection. It helps you decide which homes deserve an offer and what to ask your inspector to look at closely. Point out the freshly painted ceiling, the damp smell, the soft spot on the deck. A good inspector will look anyway; a prepared buyer makes sure nothing is missed. Spring makes houses beautiful. Your diligence makes sure the one you choose is also sound.
A Step-by-Step Showing Routine
Having a set routine for each showing makes it easier to compare homes fairly and notice what matters. Here is one approach.
- Start outside. Before going in, walk the exterior. Look at the roof line, gutters, siding, foundation and the slope of the yard. Notice where water would go in a heavy rain.
- Walk the whole house once. Get a general feel for the layout and flow before focusing on details.
- Go back room by room. Open closets, check windows, look at ceilings and floors, and note anything unusual.
- Visit the less glamorous spaces. Spend time in the basement, crawlspace entry, garage, laundry room and attic access if available.
- Check the systems you can see. Look at the water heater label, the HVAC unit and the electrical panel. You do not need to evaluate them, just note what is there.
- Take notes and photos. With permission, take photos of anything you want to remember or ask about.
- Review afterward. Talk through your observations with your agent while they are fresh.
North Georgia Clues to Watch For
Homes in Cartersville, Bartow County and the surrounding North Georgia communities have some region-specific details worth noticing during a spring showing:
- Red clay stains. Reddish staining on lower siding, foundation walls or basement floors can indicate splash-back or water movement. It is worth a question.
- Crawlspace condition. Many homes have crawlspaces. Ask whether there is a vapor barrier, whether the space has been encapsulated and whether there is any history of moisture.
- Sloped lots. Hilly lots are common. Look at retaining walls, drainage paths and how the driveway handles runoff.
- Mature trees. Large trees add beauty and shade, but note any that lean toward the house or have dead limbs overhead.
- Well and septic. If the property is not on public water or sewer, ask about the age, location and service history of these systems.
Mistakes Buyers Make During Spring Showings
- Touring too many homes in one day. After several showings, details blur. Limit the number or take careful notes.
- Focusing on décor. Furniture, paint colors and staging leave with the seller. Focus on structure, layout and location.
- Skipping the second visit. A second look, ideally at a different time of day, often reveals things the first visit missed.
- Not reading the disclosure before offering. When available, the disclosure can point you toward questions to ask before you make an offer.
A Simple Scorecard for Each Home
After each showing, take two minutes to rate the home on a short list of items. Over a busy spring weekend, this keeps your impressions honest and comparable:
- Location and setting: commute, road noise, lot and surroundings.
- Layout: how well the rooms fit your daily routine.
- Visible condition: roof, exterior, windows, floors and systems you could see.
- Water clues: drainage, gutters, basement or crawlspace, ceiling stains.
- Questions to ask: anything you want your agent or inspector to look into.
When you compare scorecards later, the homes that looked best in full bloom are not always the ones that rate best on the details that last.
Spring Showing Questions
Can I bring a contractor to a showing?
Often, yes, with permission arranged through your agent. A contractor’s quick look can help you understand potential costs before making an offer.
Is it rude to open closets and cabinets?
Not at all. Buyers are expected to look closely. Just leave things as you found them.
