What Should I Look for When I Tour a Home in Pensacola?

Look at what the listing photos don't show: the roof, signs of water, the age of the HVAC, the flood zone and insurance, the drive to work or base at rush hour, and what sits behind the back fence. Photos show a home at its best. The tour is where you check the rest.

Vivian Corwin is a bilingual Realtor and Military Relocation Professional with IXL Real Estate Florida in Pensacola, FL, helping military and relocating families buy and sell homes across Pensacola, Pace, Milton, Gulf Breeze, and Navarre. On every tour, I point these things out with you.

• The roof. Its age and condition matter for insurance, and for VA buyers.
• The drainage. Where water goes in a heavy rain.
• The lot. What's behind the back fence and next door.
• The exterior. Wear from the coastal weather on siding, trim and windows.

• Signs of water. Stains on ceilings, under sinks and around windows.
• The HVAC. Its age, and whether it keeps up.
• The layout. Whether it fits how you actually live.
• Storage and space. Closets, garage and room sizes for your furniture.
• Smells and sounds. Things photos can't capture.

• The flood zone and insurance. Homeowners insurance, and flood insurance where the flood zone requires it, can change the payment a lot from one home to the next. My post on flood zones and insurance in Pensacola explains more.
• The drive. Try it at rush hour, not on a Sunday.
• The nearby places you use. Groceries, parks and anything else on your list.

Confirm details like square footage, school assignments, flood zones and HOA rules for a specific property before relying on them.

Before you write an offer, I review the home against VA loan standards with the listing agent: the roof's life, a clear termite (WDO) report and any open code issues. That helps you catch known VA issues before you spend money on an inspection or appraisal. My page for military and VA buyers explains more.

With my Remote Buyer Walkthrough, you get a full narrated video of every serious home, a complete cost breakdown and my read on the home, room by room. My post on buying before you arrive walks through it.

• Falling for the staging. Look past the furniture to the house.
• Skipping the outside. The roof and drainage matter as much as the kitchen.
• Not asking about insurance. It can change the payment.
• Touring before pre-approval. You risk falling for a home you can't buy.
• Treating the tour as the inspection. A tour finds questions. The inspection answers them. My post on the home inspection covers that step.

Here's an example of how I lay out the steps. It shows the process, and it isn't a real client's story.

• Before the tour. Your must-haves, your budget and your drive.
• The VA check. Known VA issues reviewed on the homes you like.
• The tour. Inside and out, with what the photos miss pointed out.
• After the tour. A quick talk about what you liked and what worried you.
• The numbers. Insurance and costs on the homes still in the running.
• The offer. When the right one shows up, we write it together.

What should I look at first when I tour a home?

The roof, signs of water and the age of the HVAC. They're the things listing photos don't show.

Should I check insurance before I make an offer?

Yes. Homeowners insurance, and flood insurance where required, can change the payment a lot from one home to the next.

Can I tour homes by video?

Yes. My Remote Buyer Walkthrough gives you a narrated video of every serious home and my read on it.

Is a tour the same as an inspection?

No. A tour finds questions, and the inspection answers them.

Vivian Corwin is a bilingual Realtor and Military Relocation Professional with IXL Real Estate Florida in Pensacola, FL, helping military and relocating families buy and sell homes across Pensacola, Pace, Milton, Gulf Breeze, and Navarre. Let's talk about your goals and your timeline. We'll take it one step at a time.

See how I help you buy, or schedule your free buyer consultation with Vivian.