If you're a military family, house hunting isn't just about finding a pretty place to hang your hat. Between PCS moves, deployments, and navigating VA loans, it's sometimes tempting to rush through home shopping so you can settle in more quickly.
But there's danger in taking things at face value when shopping for a home to buy. Sometimes, those seemingly small things can indicate larger issues at hand. How do you separate what really matters from what you can safely overlook? Let's break down what military homebuyers should and shouldn't ignore during an open house visit, helping you make the smartest choice for your family and your future.
What You Can Ignore at an Open House
Home Decor Choices
When you walk into an open house, remember that you're not buying the seller's taste or their clutter; you're buying the home. It's not uncommon for sellers to leave their personal touches everywhere. From bold paint colors to quirky furniture or family photos, their personality is going to show. While these details can feel distracting, especially if your tastes don't align, they're not indicative of the home's value or potential and shouldn't weigh into your decision.
Cosmetic Issues
Minor cosmetic issues like small scratches on walls, spots of worn carpeting, or a couple of outdated light fixtures are easy fixes and shouldn't be deal breakers. These details don't usually affect the home's structure or value, and you can customize them to fit your style once you move in.
The bottom line: if you can change something without a huge hassle or cost, it's okay to put it on the "ignore" list, especially if you're on a tight PCS timeline and need to act quickly.
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What You Can't Ignore at an Open House
Now, let's get to the parts of an open house you should pay close attention to. These are the things that can (and should) make or break a home-buying decision for military families.
Structural Issues and Signs of Water Damage
This is the big one. If you see cracks in the foundation, uneven or sloping floors, or stains on ceilings and walls, stop and take note. These are often signs of serious problems, like foundation settling or water damage. Both can be expensive and time-consuming to repair.
Water damage can also be indicative of mold issues, which can impact health and require professional remediation. Always plan to have a qualified home inspector check for these issues before making an offer.
Neighborhood and Commute
Location is a huge deal for military homebuyers. You want a neighborhood that fits your lifestyle, but also one that works logistically. How long is the commute to base? What's the traffic like during rush hour and getting through the gate? How close are schools, grocery stores, and medical facilities?
It's worth visiting the neighborhood at various times throughout the day to get an accurate read on noise levels and safety. And talk to neighbors if you can—they're often the best source for honest information about the community. Most won't hesitate to complain about the planned construction or rave about the community center.
Photo by Monkey Business Images via Canva.com
Safety and Security Features
Military families often deal with unique security concerns. Deployments and extended vacations leave your home vacant. So, it's a good idea to look for homes with solid safety features. Locks on all doors and windows, good outdoor lighting, and even security system wiring or smart home features, including cameras, can ease the stress of leaving your home unattended from time to time.
A home that feels safe and secure will give you peace of mind, whether you're home or away on orders.
Overall Home Condition: HVAC, Plumbing, and Electrical Systems
Big-ticket repairs drain your budget and add stress when you're already juggling a military move. During an open house, ask questions about the home's major systems: heating and cooling (HVAC), plumbing, and electrical wiring. How old are they? Have they been maintained or recently updated?
If the seller can't provide clear answers, or if you notice warning signs like strange smells, unusual noises, or water stains around appliances and fixtures, that's a red flag. When appropriate, bring a trusted inspector along whenever possible. Their expertise can save you from buying a money pit.
Bonus Tips for Military Buyers at Open Houses
Understand VA Loan Requirements Early
VA loans have specific property standards, so it's good to check early if the home meets those guidelines. Some homes may have quirks (like certain types of construction or needed repairs) that complicate VA financing. Your real estate agent or VA loan officer can help identify these upfront.
Think Ahead About Resale or Rental Potential
The property's location, market demand, and condition affect your exit strategy when new PCS orders arrive. Will you make money if you decide to sell? Will it be competitive in the rental market, should you want to turn it into a rental investment?
Bring Your Own Checklist
It's easy to get swept up in the excitement of a beautiful home or overlook small but important details. Having a personal checklist tailored to your military family's needs can help you stay grounded during open house visits.
Don't Rush, But Don't Wait Too Long
Timing can be tricky for military buyers, especially during PCS season. Aim to visit homes early enough to make a thoughtful decision, but also be prepared to act quickly when the right one comes along.
Open houses are a fantastic way to feel out a potential home, but it's easy to get distracted by superficial features or overlook warning signs. Focus on the essentials (structural integrity, neighborhood, safety, and major systems), and be willing to overlook small cosmetic details. With this approach, you'll be equipped to make the choice that best supports you and your family at your new duty station.
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