What to Ask Your Agent When Touring a Home in San Diego (Before You Make an Offer)

What to Ask Your Agent When Touring a Home in San Diego

Touring a home can feel exciting — but it should also feel strategic.

In competitive markets like San Diego, buyers often focus on layout, finishes, and aesthetics. While those matter, the long-term value of a property depends on what’s happening beneath the surface.

Here are the questions I encourage every buyer to ask while walking through a property.

1. How Old Is the Roof — and What’s Its Remaining Life?

Roof replacements in San Diego can range from $15,000–$40,000 depending on size and material.

Ask:

When was the roof last replaced?
What material was used (tile, composite, flat membrane)?
Has there been any history of leaks?

In coastal neighborhoods like Pacific Beach and La Jolla, salt air exposure can shorten lifespan.

2. What’s the Condition of the Foundation?

Foundation issues are not always obvious during a showing.

Ask:

Are there visible cracks in the slab or exterior?
Do doors or windows stick?
Is the home on a raised foundation or slab?

In hillside areas like North Park or older Clairemont properties, soil movement and drainage patterns matter.

3. What’s the Age of Major Systems?

Major systems determine both comfort and future expenses.

Ask about:

HVAC system age (average lifespan: 10–15 years)
Water heater (8–12 years typical lifespan)
Electrical panel (Is it original? Upgraded?)
Plumbing type (copper vs. galvanized)

Knowing these details gives leverage during negotiation.

4. Were All Renovations Permitted?

In San Diego County, unpermitted additions are common — especially in older neighborhoods.

Ask:

Were room additions or remodels permitted?
Does square footage match tax records?
Were ADUs legally built?

Unpermitted work can impact appraisal, insurance, and resale value.

5. What Are the City or HOA Regulations?

Depending on the property:

Is it in a Coastal Commission zone?
Are there short-term rental restrictions?
Are there HOA rental caps?
Are there planned assessments?

These details matter for investors and primary homeowners alike.

6. What Do Days on Market Tell Us?

Days on market (DOM) is one of the most powerful negotiation tools.

If a property has been sitting:

Is pricing misaligned?
Are sellers open to credits or rate buydowns?
Has it fallen out of escrow before?

Understanding DOM can create opportunity.

7. How Will This Property Age Over 5–10 Years?

Resale value should always be part of the conversation.

Ask:

Is the layout functional long-term?
Is the location walkable?
How does this compare to surrounding sales?
Are there future development plans nearby?

Buying well means thinking beyond today.

Final Thought

A home tour isn’t just about whether you “like it.” It’s about whether it aligns with your financial goals, lifestyle, and long-term value.

The right questions transform a showing into a strategic evaluation.

If you’re touring homes in San Diego — or preparing to — I’m happy to guide you through what to look for and how to think about each property from an investment perspective.

Because confident buyers aren’t guessing. They’re informed.