What to Look for When Touring a House in LA (Checklist)

A house tour usually lasts 20 to 30 minutes, and it’s easy to get distracted by the staging, the light, or the backyard. But what you notice, and what you ask, during that short window can save you from an expensive mistake. This guide gives you a practical checklist for touring homes in Los Angeles, including the local issues most national guides miss, plus the questions to ask before you make an offer.

Before the Tour

Review the listing carefully. Note the year built, square footage, and anything mentioned (or conspicuously not mentioned), like “bonus room” or “needs TLC.”
Check the location. Look up commute times at the hours you’d actually drive, and check whether the home is near a freeway or flight path.
Bring a few tools. Your phone for photos and notes, a small flashlight, and this checklist.

Outside the Home

Roof: Missing or curling shingles, sagging areas, or patches that look newer than the rest
Foundation: Large cracks in the foundation, stucco, or walls, especially stair-step cracks or cracks wider than a coin
Drainage: Does the yard slope away from the house? Look for water stains, pooling, or erosion near the walls.
Windows and doors: Do they open and close easily? Sticking doors can be a sign the house has shifted.
Additions: Does any part of the house look like it was added later, such as a converted garage or a back room with a different roofline?

Inside the Home

Water stains: Check ceilings, under sinks, and around windows and toilets. Fresh paint on just one ceiling spot can be a red flag.
Floors: Do they slope, bounce, or creak in certain spots?
Smells: Musty odors can mean moisture or mold. Heavy air freshener can be covering something up.
Electrical: Are there enough outlets? Are any warm, loose, or not working? Look at the electrical panel if you can.
Plumbing: Run the faucets and flush the toilets. Check the water pressure and how long hot water takes to arrive.
Water heater and HVAC: Check the age on the label. Older units may need replacement soon.
Kitchen and appliances: Note the age and condition, since replacing appliances adds up quickly.
Storage and layout: Will your furniture fit? Is there enough closet space? Do the bedrooms actually work for your needs?

LA-Specific Things to Look For

This is where touring a home in Los Angeles differs from touring one elsewhere.

Earthquake readiness. Many older LA homes were built before modern seismic standards. Ask whether the home has been bolted to its foundation or retrofitted, and look for cripple walls in the crawl space if it has a raised foundation. Water heaters should be strapped.

Fire zones and insurance. Many hillside and foothill areas in Burbank, Glendale, Pasadena, Studio City, and Sherman Oaks are in high fire hazard zones. Look at brush clearance around the home, and ask about insurance early. In today’s market, getting affordable homeowners insurance can be a real hurdle, so check before you fall in love with a home.

Unpermitted work. Garage conversions, back-house additions, and ADUs are common in LA, and many were never permitted. Unpermitted space can affect your loan, insurance, appraisal, and resale. Ask directly, and compare the home’s actual layout to the permitted square footage.

Air conditioning. Many older LA homes don’t have central air. If you’re looking in the Valley, where summer heat is intense, check what kind of cooling the home has and how many rooms it reaches.

Termites. Termites are very common in Southern California. Look for small piles of droppings that look like sawdust, damaged wood, or mud tubes along the foundation. A termite inspection is standard in most LA sales.

Sewer lines. Many older homes still have clay sewer pipes, which can crack or fill with tree roots. A sewer scope inspection is inexpensive and can uncover a repair that costs thousands.

Hillside homes. Look at retaining walls, drainage, and signs of slope movement like cracked walls or leaning fences. A hillside home may need a geological review.

Noise and parking. Visit at different times of day. Listen for freeway noise and flight paths, especially near the Burbank airport, and find out whether the street requires parking permits.

Condos. If you’re touring a condo, look at the exterior balconies, walkways, and stairs, and ask about the HOA’s balcony inspection. Read our guide to SB 326 and buying a condo in LA.

Questions to Ask When Touring a House

Why is the seller selling?
How long has the home been on the market, and has the price changed?
Have there been any offers? Is there an offer deadline?
How old are the roof, water heater, HVAC system, and electrical panel?
Has there been any water damage, leaks, or mold?
Were any additions, conversions, or major renovations permitted?
Has the home been retrofitted for earthquakes?
Is the home in a fire hazard zone or flood zone?
Are there any pre-listing inspections or reports available?
For condos: What are the HOA fees, and are any special assessments planned?

Not every question will get an answer during the tour, but your agent can follow up with the listing agent, and many answers will show up in the seller’s disclosures.

After the Tour

Write down your impressions right away. After a few tours, homes start to blur together.
Revisit the neighborhood. Drive by at night and on a weekend.
Don’t skip inspections. A tour is a first look, not an inspection. If you make an offer, a professional home inspection, a termite inspection, and a sewer scope will catch what you can’t see.

Related reading: how to know a home is the right fit, and what an earnest money deposit is once you’re ready to make an offer.

The Bottom Line

A good house tour goes beyond the staging. Look closely at the structure, ask about permits and insurance, and pay attention to the LA-specific issues that can turn a dream home into an expensive problem. Then let professional inspections confirm what you saw.

Touring homes in Los Angeles? I help buyers, including first-time buyers and people relocating to LA, spot the issues that matter and ask the right questions before making an offer. Contact me to talk through your search.

This article is for educational purposes only and is not legal advice. Please consult an experienced real estate attorney.