How many clients have you helped buy homes?

Before you pick a real estate professional, ask them how many clients they’ve worked with on finding a home. Your real estate agent is supposed to be an expert and one with a lot of experience will be a big help.

That’s not to say a newly licensed agent can’t be a good one, but agents learn on the job just like the rest of us. The more people they’ve helped buy a home, the more wisdom they have to share with you.

How old is the HVAC, water heater and roof?

It’s easy to be dazzled by 12-foot ceilings, crown molding and other aesthetic features, but you need to pay attention to the nuts and bolts of the house. We’re talking the un-sexy stuff like HVAC, water heater, roof, electrical system and plumbing.

“Knowing the age and condition of the major items will help you gauge how much your home could cost once you move in," Fitzgerald says. "The older the home, the more likely you are to have higher maintenance costs.”

These items could have more impact on a home’s value than quartz countertops or hardwood floors, because it's expensive when they malfunction. A leaking hot water heater can do thousands of dollars of damage, and replacing an HVAC system can start at $5,000, putting it in the major expense category.

What if the home inspection reveals major issues?

We’re not gonna lie. The home inspection is one of the most nerve-wracking days of the home buying process: It’s when you find out about the warts on the place you fell in love with. 

Most of the time the inspection goes as expected, but if you aren’t expecting a major issue and the inspector discovers something awful like a rusting sewer main or walls full of termites, it can produce a panic attack.

Breathe. "What should I do when the inspector has bad news?" is one of the most common questions asked when buying a house.

Talk to your agent. She can help you plan your next move, whether it’s “Let’s kiss this money pit of a house goodbye” or “Let’s negotiate with the seller and get those repairs done so we can close on time.” 

What happens if the appraisal comes back low? 

In competitive markets where there are more buyers than sellers, it’s possible to end up in a bidding war over a house. This can drive the sales price higher than the appraised value of the home. Lenders balk when the price is higher than the value and this can jam up the deal.

Ask your agent what you should do if the appraisal comes in low. An experienced agent will have been in the situation before and have good advice. You'll have a couple of options, including ordering a second appraisal, covering the difference in cash or walking away from the deal. 

No matter what happens, keep your cool. Just because the appraisal is low doesn’t mean the deal will fall through. 

“When things don't go as expected, it's important to remain level-headed. You never want to allow your emotions to be too up or too down when buying a home,” say Fitzgerald.

What do we need to be prepared for closing?

Closing day is essentially the transfer of ownership but it’s not just a formality. It needs to go well. This is when you sign the final paperwork and get the keys to the house.

One of the most important questions to ask a real estate agent is exactly what you need to bring for the big day. You'll probably need your ID, a check for the closing costs and proof of homeowner’s insurance.

Asking in advance will keep you organized and help your first big real estate transaction run smoothly. You don't want to get there and realize you forgot a key piece of paperwork that keeps the deal from closing. Fewer things are as disappointing as not going home from closing with keys to your new house.

There are no silly questions to ask when buying a house, so ask them. Knowledge is power.