An open home can be busy, polished and over in 15 minutes. The best questions for open homes help you look past fresh paint, styling and a crowded inspection to understand what you may actually be buying. In Sydney’s competitive market, clear answers can also help you decide whether to act quickly, investigate further or walk away with confidence.
The selling agent should be able to provide useful information, but remember they act for the vendor. Treat their answers as a starting point, then verify important details through the contract, relevant reports and your own independent advice.
Start with the sale and the vendor’s position
A property’s presentation tells only part of the story. Understanding the sale process and the vendor’s expectations gives you context for the price guide and your negotiating position.
Ask why the owner is selling and how long the property has been on the market. A move for work, a growing family or an investment sale may affect timing, although an agent may not be able to share every detail. It is also reasonable to ask whether the vendor has bought elsewhere, whether there is a preferred settlement period, and whether they will consider offers before auction.
Ask how the price guide was determined and which recent comparable sales support it. Rather than accepting a list of addresses, ask what makes those homes comparable: land size, condition, parking, aspect, zoning and proximity to transport all matter. A renovated terrace on a quiet street is not directly comparable with an original home near a busy road, even if they are in the same suburb.
If there is strong interest, ask whether any offers have been made and whether they are in writing. The agent may not disclose the amount or terms, but the response can indicate whether you need to have finance, contract review and your buying limit organised.
Questions to ask about condition and maintenance
The best-looking room in an open home is often the kitchen, but bathrooms, roofs, drainage and subfloors can have a greater impact on your future costs. Ask directly about known defects, renovations and major maintenance.
Useful questions include:
- When were the kitchen, bathrooms, roof, wiring and plumbing last updated?
- Has the property had water leaks, rising damp, mould, termite activity or storm damage?
- Are there warranties, approvals or certificates for recent building work?
- Have there been insurance claims related to the property?
- What work has the current owner completed, and what was left unfinished?
Listen for precise answers. “The bathroom was renovated in 2021 and the waterproofing certificate is available” is more helpful than “It was done recently.” A vague response does not prove there is a problem, but it is a reason to investigate before making an unconditional commitment.
If a building and pest report is available, ask when it was prepared, who commissioned it and whether you can rely on it. Some buyers prefer to arrange their own inspection, particularly for an older home, a property with visible cracking or one that has been substantially renovated. Independent advice costs money, but it can identify repair risks that are difficult to judge during a short inspection.
Look beyond what has been renovated
Ask whether there are any known boundary issues, easements, drainage lines or shared driveways. These can affect future building plans, access and responsibility for repairs. For houses, look at the condition of retaining walls, gutters, external timberwork and the area around downpipes. After rain, water movement around the site can be very different from what you see on a sunny Saturday.
It is also worth asking about flooding, bushfire classification and heritage controls where relevant. These matters do not automatically rule out a purchase, but they can affect insurance, renovation options and holding costs.
Test how the home works day to day
A good inspection is not only about defects. It is about whether the property suits your life after the first weekend of excitement has passed.
Ask about the typical noise level at different times of day. Stand quietly in bedrooms and outdoor areas, especially if the home is near a main road, train line, school, hospitality precinct or flight path. Ask where bins are stored, how rubbish collection works, whether there are parking restrictions and how visitor parking is managed.
For apartments and townhouses, ask about natural light, ventilation and privacy. Which direction does the main living area face? Does the balcony receive strong afternoon sun? Can neighbouring windows overlook bedrooms or living spaces? These details influence comfort, cooling costs and how often you will use the outdoor space.
For families, practical questions may include school catchments, safe walking routes and the availability of nearby parks. For a first-home buyer, storage, laundry access and commuting time can be equally important. Investors should consider tenant appeal, not just personal preference. A secure car space, good transport access and functional floor plan can matter more to a prospective tenant than a fashionable finish.
Ask the right questions for strata properties
Buying into strata means buying into a shared building and a shared financial position. The apartment may be immaculate while the owners corporation faces expensive work on the roof, façade, lifts or plumbing.
Ask for the current strata levies, council rates and water charges, along with the balance of the capital works fund. Then ask whether any special levies are proposed or expected. Find out about planned major works, building defects, waterproofing issues, cladding, pest treatments, noise complaints and ongoing disputes.
Request access to the strata report or records where possible. Minutes from recent meetings can reveal issues that do not come up in a casual conversation at an open home. Check the by-laws too, particularly if you have a pet, plan to renovate, want to use the car space in a particular way or are purchasing as an investor.
Ask whether the building has restrictions on short-term letting and whether there is an active building manager. Neither is automatically positive or negative. It depends on your intended use, the building’s size and how well it is managed.
Check what may change around the property
The view, sunlight and quiet street you are buying today may not stay exactly the same. Ask about known development applications nearby, planned infrastructure and zoning that could affect neighbouring sites. An agent may not know every proposal, so make this part of your own due diligence as well.
Questions about future potential are just as useful. Is there scope to extend, add a granny flat, build a pool or alter the layout? The answer depends on planning controls, site constraints, heritage status, easements and approvals - not simply the size of the backyard. Never assume a previous owner’s concept sketch can be built.
For investors, ask about current or achievable rent, vacancy history and the types of tenants the property attracts. Treat rental estimates as an informed guide, not a guarantee. Condition, seasonality, supply and property management all influence the result. A buyers agent or experienced property professional can help assess whether the rental return supports your wider investment strategy.
Get clear before you make an offer
Before leaving the inspection, ask when the contract of sale will be available and whether there are any inclusions or exclusions you should know about. Confirm whether items such as appliances, garden sheds, wall-mounted televisions or outdoor furniture are included. Small assumptions can become frustrating disputes later.
If you are considering an offer, ask how it should be submitted and what terms the vendor values besides price. A stronger deposit, flexible settlement date or fewer conditions may appeal to one vendor, while another may prioritise time to move. Do not remove conditions or exchange contracts without understanding the risk. In NSW, auction purchases generally do not have a cooling-off period, making preparation especially important.
Take notes immediately after each open home. Record the answers, your first impressions, noise, smell, light, parking and anything you need to verify. When you compare several properties, these details are far more reliable than memory.
The right home is rarely perfect, but it should come with answers you can test and a level of risk you are comfortable accepting. Ask calmly, inspect carefully and give yourself permission to take the next step only when the property makes sense for your plans, budget and peace of mind.
