An open house is one of the most exciting steps in the home buying journey. It offers a chance to explore a property firsthand, envision your lifestyle within it, and gather vital information about its condition and surroundings. However, it’s easy to get swept up in curb appeal, beautiful staging, or the smell of freshly baked cookies. Many buyers leave without thoroughly evaluating key elements that could impact their long-term satisfaction and financial investment—especially in competitive real estate markets like Arlington, VA. Here are the most commonly overlooked details during open houses that every buyer should keep top of mind.

Most buyers don’t examine the bones of a home while admiring its design. Yet, signs of structural issues can be visible to a trained eye. Hairline cracks along walls, uneven floors, or doors that don’t close properly may indicate foundation movement. In older Arlington, VA, homes—many of which were built before modern building codes—these problems are more prevalent. Even subtle sloping or sagging can signal costly repairs down the road. A professional home inspection is essential, but initial observation during an open house can raise red flags early.

Heating, cooling, plumbing, and electrical systems are essential to a home’s functionality and comfort. During an open house, buyers often forget to inquire about the age and efficiency of these systems. In Arlington, where older colonials and post-war homes dominate the landscape, HVAC systems can be outdated or inefficient. Buyers should locate the furnace, water heater, and electrical panel, check for corrosion or rust, and ask about recent upgrades or service history. Replacing these systems can cost thousands, so knowing their condition upfront is critical.

Water is one of the most destructive forces in a home, yet its traces are easily concealed by fresh paint or well-placed rugs. Buyers should look carefully for staining on ceilings, bubbling in drywall, or musty odors—especially in basements and attics. Given Arlington’s hilly topography and frequent rainstorms, poor drainage around the foundation is not uncommon. Check for downspouts that lead directly into the ground or sloping that directs water toward the house. Even a small sign of water intrusion can indicate a much larger hidden problem.

While a home may appear serene during a daytime open house, the surrounding environment can be quite different at night or during peak traffic hours. Buyers often overlook subtle but significant environmental factors like street noise, airplane routes from nearby Reagan National Airport, or neighbors’ habits. In Arlington, VA—where neighborhoods can shift from quiet to bustling within a few blocks—buying blind to these details can lead to regret. Buyers should consider revisiting the property at different times of day or using apps that measure noise levels.

Staged homes are often decluttered to appear more spacious, but this can mislead buyers about real storage capacity. Open every closet, cabinet, and drawer to assess the actual space available. Homes in Arlington often have limited closet sizes compared to modern standards, especially in charming bungalows or mid-century builds. If storage is a priority, it’s important to calculate whether seasonal gear, cleaning supplies, and daily items will have a place to go. Don’t let clean lines fool you into overlooking clutter challenges down the road.

It’s easy to focus on the house itself and forget to evaluate the surrounding area. Open houses typically last under an hour, but the neighborhood is where you’ll spend the bulk of your time. Buyers should take a walk around the block, note the conditions of nearby homes, and see who’s out and about. Arlington is home to diverse micro-communities—like Clarendon’s lively retail hub and the quiet, family-friendly streets of Lyon Village. Understanding the neighborhood’s character and whether it fits your lifestyle is just as important as the home itself.

In today’s world, connectivity is non-negotiable. Buyers rarely think to test their cell phone signal or ask about available internet providers during an open house. Some older homes in Arlington, especially those with thick brick walls or located in more wooded neighborhoods, may have signal dead zones. Additionally, not all areas have access to high-speed fiber internet, which can impact work-from-home viability. A quick check on your phone can save major headaches post-move-in.

While scents like air fresheners or cookies may be appealing, they could also be used to mask deeper issues. Persistent smells—like mildew, pet urine, or cigarette smoke—can be extremely difficult and expensive to remove. Trust your nose during the open house. Musty odors can indicate mold or moisture problems, while overly perfumed spaces may be concealing something less pleasant. Arlington’s humidity in the summer can exacerbate these issues, particularly in homes with poor ventilation or inadequate insulation.

A floor plan that looks great on paper might feel awkward in real life. During an open house, buyers should take the time to imagine daily routines—cooking in the kitchen, walking through hallways, or waking up to the morning sun. Some Arlington homes have been renovated multiple times, resulting in chopped-up layouts or additions that block natural light. Pay attention to how sunlight enters each room and consider the orientation of the home. A lack of natural light can make a home feel smaller and impact energy efficiency.

Especially in urban areas like Arlington, parking can be a major pain point. Many buyers overlook this detail during an open house, only to discover later that street parking is tight or requires a permit. Ask about driveway access, garage size, and any local restrictions. Additionally, consider your daily commute—how close is the nearest Metro station or access to I-66 or Route 50? Arlington’s proximity to Washington, D.C. is a major selling point, but traffic bottlenecks can turn short distances into long drives if you’re not careful.

Buyers often forget to ask for the seller’s disclosure document during an open house, which outlines known issues or recent repairs. In Virginia, sellers are not required to disclose everything—so reading this document closely (or having an agent do so) is critical. Also, listen closely to the listing agent during the open house. Casual comments can provide insights about why the home is being sold, upcoming developments in the area, or how long the home has been on the market. In a hot market like Arlington, this inside info can give buyers a competitive edge.

Open houses offer a curated experience designed to highlight a home’s best features, but they can also obscure essential information. Buyers who look beyond the surface will be better prepared to make informed decisions and avoid costly surprises. Arlington, VA, presents a unique blend of charming older homes, modern builds, and rapidly evolving neighborhoods. By knowing what to observe and what questions to ask, buyers can approach open houses not just with curiosity—but with clarity and confidence.

The Keri Shull Team helps homebuyers in Arlington, VA, navigate open houses with precision and purpose. Their team equips clients with the insights and guidance they need to uncover what truly matters during a home tour. From spotting hidden flaws to understanding local neighborhood dynamics, the Keri Shull Team ensures buyers are well-informed, confident, and ready to make the right move.