Tips for a New Realtor – What to Observe on Your Showings

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Tips for a New Realtor – What to Observe on Your Showings

As an emerging realtor, your primary goal is to guide your clients toward a smart, confident investment. While curb appeal and staging grab attention, it’s the hidden deficiencies that can kill a deal or become a financial nightmare down the road.

The licensed inspectors at NexLevel Home Inspections have compiled five critical items every new realtor should observe and discuss during a home showing. By spotting these red flags early, you establish trust and take your client service to the NexLevel.

1. Observe the Roof: The State of the Shingles

The roof is the home’s primary line of defense. Always take a moment to look at the shingles—even from the ground, you can spot major issues.

• What to Look For: If the shingles appear curled or cracked, they are likely near the end of their useful life.
• Why it Matters: A failing roof is a significant, five-figure replacement cost. Pointing out potential shingle issues prepares your client for a major repair item that will be noted in the final inspection report.

2. Trust Your Nose: The “Dog Sense” Test

Never ignore your sense of smell when entering a property. You don’t need a moisture meter to detect a problem—your nose is the first tool.

• What to Look For: An unusual or musty smell.
• Why it Matters: Musty odors are the classic sign of unmanaged moisture, often indicating hidden mold, mildew, or long-term water damage in the basement, attic, or crawlspace. This requires immediate investigation.

3. Look to the Ceiling: Stains Are Warning Signs

While walking through the home, glance up. Ceiling stains are visual alarms for costly leaks.

• What to Look For: Any yellow or brown stains on the ceiling.
• Why it Matters: These stains could be signs of:
  • Attic Rain: In cold climates, poor ventilation can lead to frost build-up that melts and causes leaks.
  • Plumbing Leakage: An issue with the pipes or fixtures on the floor above. Either issue involves significant costs for repair, replacement, and patching the damaged drywall.

4. Check the Utility Room: Beware of PolyB Pipes

The utility room is where you find the home’s plumbing backbone. Knowing what pipes are present is vital, especially for older homes built between the late 1970s and mid-1990s.

• What to Look For: PolyB (Polybutylene) pipes. These are typically grey in color and often connected with copper rings.
• Why it Matters: While many homes still have PolyB, it has a history of failure due to material breakdown. Many insurance companies do not like them and may refuse coverage or require immediate replacement, which is a significant unexpected cost for a new buyer. Preferable pipes are copper or PEX.

5. Review the Electrical Panel: Power for the Future

If your client is planning any renovations, particularly a basement suite or secondary dwelling unit, the electrical service capacity is non-negotiable.

• What to Look For: Check the main supply on the electrical panel.
• Why it Matters: If your client is interested in adding a basement suite, you preferably want a 200 amp main supply. Anything less may require a costly service upgrade to safely support the additional load of a second kitchen and living area.

Establish Trust with a Full Inspection

By observing and discussing these five points, you demonstrate expertise and proactivity to your clients. These showing observations serve as a critical preliminary check, but they are no substitute for a full, professional assessment.

Ensure your clients are fully protected by recommending a comprehensive home inspection from NexLevel Home Inspections.

You can watch the full video with Pritpal and NV Prit for more detailed visual examples here: Tips for a New Realtor – What to observe on your showings

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