The moment you walk into a home that feels right, it is easy to picture where the sofa will go and overlook the details that could shape your decision. The best questions for a listing agent help you slow down without losing momentum. They reveal what the listing photos cannot: why the seller is moving, how much interest the home has attracted, what work may be coming, and whether the asking price fits the local market.
One point to keep clear from the start: the listing agent represents the seller. They can provide valuable property information, but their duty is to advance the seller’s interests. If you are buying in Langley, Surrey, Abbotsford, or Maple Ridge, having your own representation means you have someone focused on your budget, conditions, negotiation strategy, and the questions that may be uncomfortable to ask.
Best Questions for a Listing Agent at a Showing
1. Why is the seller moving?
This is a simple question, but the answer can add useful context. A seller relocating for work may have a firm timeline. Someone who has already purchased another home may value certainty over a slightly higher price. A family that has loved the home for decades may be emotionally attached and selective about conditions.
You will not always get a detailed answer, and that is fair. Still, the response can help me understand what may matter most when it is time to write an offer.
2. How long has the home been on the market, and has the price changed?
Ask for the full listing history, not just the current days on market. A property that has been listed, withdrawn, and relisted may have been exposed to buyers for much longer than the headline number suggests.
A price reduction is not automatically a red flag. It may mean the seller adjusted to current buyer feedback or shifting inventory. But it is a reason to look closely at comparable sales, condition, and any prior inspection issues before assuming the home is a bargain.
3. Are there any offers, and what is the offer process?
In a competitive pocket such as Willoughby or Walnut Grove, interest can build quickly around a well-priced townhome or family home. Ask whether offers have been received, whether the seller has set an offer presentation date, and whether they will consider pre-emptive offers.
The listing agent may not disclose every detail of competing offers. What they can often clarify is the process. That distinction matters. You do not want to waive important protections simply because you feel rushed, but you also do not want to learn about a deadline after it has passed.
4. What is included in the sale?
Confirm the inclusions in writing. Appliances, window coverings, garage-door openers, storage lockers, parking stalls, heat pumps, EV chargers, sheds, and security equipment are all worth clarifying.
For a condo or townhouse, ask whether the parking and storage are limited common property, assigned by the strata, or titled. Those details affect both day-to-day convenience and resale value.
5. Has the seller completed a property disclosure statement?
A property disclosure statement can identify known issues such as water leaks, past repairs, unauthorized work, insurance claims, boundary concerns, or problems with heating and plumbing. It is an important document, but it is not a substitute for your own due diligence.
I encourage buyers to read every answer carefully and ask follow-up questions where anything is vague. “Repaired leak” should lead to questions about when it happened, what caused it, who completed the repair, and whether there is documentation.
Questions That Reveal Cost, Condition, and Risk
6. What major repairs or upgrades have been completed?
A renovated kitchen is appealing, but the less visible systems often matter more. Ask about the age and condition of the roof, windows, furnace, hot-water tank, electrical panel, plumbing, drainage, and air conditioning or heat pump.
For detached homes in Brookswood, Murrayville, or older areas of Abbotsford, I would pay particular attention to drainage, septic or sewer connections, permits, and any additions or suites. An attractive cosmetic update does not answer whether the home’s core systems are in good shape.
7. Were permits obtained for renovations, a suite, or structural changes?
This question is especially important if the home has a basement suite, converted garage, deck, addition, or significant interior reconfiguration. Ask what work was done and whether the appropriate permits and final inspections were obtained.
An unpermitted change is not always a deal-breaker. Sometimes the issue is minor and can be addressed. Other times, it can affect insurance, financing, safety, resale, or your ability to legally rent a suite. The right next step depends on the work involved, not just the seller’s explanation.
8. What are the typical utility costs and property taxes?
The purchase price is only one part of affordability. Utility bills can vary significantly based on insulation, heating type, square footage, occupancy, and whether a suite is included. Ask for recent hydro, gas, and other relevant utility information when available.
Also confirm the current property taxes and whether the home may qualify for any applicable homeowner grants. If you are buying a strata property, add the monthly fees to your true monthly housing cost rather than treating them as an afterthought.
9. Are there any known issues with the neighborhood or property location?
Ask directly about traffic, noise, nearby development, drainage, easements, right-of-way access, train routes, school activity, or commercial operations. Then verify what you can independently.
A home near a growing corridor may benefit from future amenities, but construction can bring years of disruption. A property backing onto green space can be peaceful, yet it may also come with mosquito activity, drainage considerations, or limited privacy in winter. There is no universal right answer - only the right fit for how you plan to live.
10. Is the property in a floodplain or subject to any special restrictions?
In parts of the Fraser Valley, location-specific checks are essential. Ask about floodplain status, environmental restrictions, agricultural land reserve considerations, and any covenants registered on title. These can influence insurance, renovation plans, financing, and future use of the property.
A thorough review of title and local records should happen during due diligence. This is one reason a condition period can be so valuable, particularly for a first-time buyer.
Extra Questions for Condos and Townhomes
Strata properties require another layer of investigation because you are buying both a home and a share in a community with shared expenses and rules. For townhomes in Willoughby or condos closer to transit and amenities, I would ask these questions early:
- What are the current strata fees, and what do they cover?
- Is there a special assessment planned, proposed, or being discussed?
- What work has been completed, and what does the depreciation report identify as upcoming?
- Are there rental, pet, age, parking, or renovation restrictions that affect your plans?
- Has the building had water-intrusion, envelope, plumbing, elevator, or insurance issues?
The listing agent can provide available strata documents, but the real value comes from reading the minutes, financial statements, bylaws, rules, insurance information, and depreciation report together. A low monthly fee can look attractive until you discover a major expense has been deferred. Conversely, a higher fee may be reasonable if it supports a well-maintained building with healthy reserves.
Questions About Price and Your Offer
11. How was the asking price determined?
This invites a useful conversation about comparable sales, active competition, condition, and the seller’s pricing strategy. The listing price may be designed to attract multiple offers, reflect a recent sale nearby, or leave room for negotiation.
I would never rely on one answer alone. I compare the home against recent, truly similar sales and current alternatives buyers can choose from. In a changing market, sales from several months ago may need more context than a seller expects.
12. What terms matter most to the seller besides price?
Price gets attention, but it is not the only negotiating lever. The seller may care about possession date, a longer completion period, fewer conditions, flexibility around included items, or certainty that the buyer can close.
This is where a tailored offer can make a difference. If your financing and inspection needs require conditions, I will not treat them as weaknesses to hide. I will structure the offer as strongly as possible while protecting the things that genuinely protect you.
13. Has the home been inspected, and can we see any reports or invoices?
A pre-listing inspection, repair invoice, or warranty document can be helpful context. Ask for it, but remember that a report commissioned by the seller does not replace an inspection arranged for your benefit.
A qualified inspector may identify concerns that are not obvious during a busy showing, from moisture readings and attic ventilation to electrical safety and signs of movement. The goal is not to find a perfect home. It is to understand what you are buying and budget accordingly.
14. What are the financing and possession expectations?
Confirm the seller’s preferred completion and possession dates, as well as any special timing needs. If you are buying and selling at the same time, these dates can be as important as the offer price.
For financing, make sure your lender has reviewed the property type and any factors that could affect approval. Strata litigation, an unusual leasehold arrangement, a nonconforming suite, or a rural property feature can change what a lender is willing to finance.
15. Is there anything else a serious buyer should know?
This open-ended question gives the listing agent room to raise details that did not fit neatly elsewhere. Ask it near the end of the conversation, after you have shown that you are paying attention. Sometimes the most useful information comes after the standard questions are out of the way.
A good home can still be the wrong purchase if the costs, restrictions, or timing do not align with your life. Bring your questions, take your time where you can, and let the facts guide the excitement. My job is to help you turn those facts into a confident next step, whether that means writing an offer or recognizing that a better fit is still ahead.