Buying a House Can Be Super Stressful, so Here's Your Home Buying Checklist to Make Your Life Easier

Buying a house is likely the single biggest investment you'll ever make, which is why you want to make sure you're going about it in the smartest, most strategic way possible, whether you're using a realtor... or not.

Like any big commitment, doing your research beforehand is essential. From knowing exactly what to look for when buying a house to what questions to ask your mortgage lender or home inspector, following a comprehensive home buying checklist, like this one below, will guide you through the real estate process and help you come out on top.

Here's your ultimate home buying checklist, according to the best realtors, home loan originators and home inspectors in the biz.

The Complete Buying a House Checklist

1. Shop for a mortgage before you shop for a house

You might think that finding a realtor or figuring out what type of house you should buy would be your first step, but looking into home mortgages is actually the best place to begin the home-buying process.

• Get your paperwork in order. "Begin gathering your financial documents early," says Drew Scott, from HGTV's hit show, Property Brothers. "Missing paperwork is one of the top reasons for delays during the mortgage process," he explains. "I suggest following the two-by-two system: two most recent pay stubs, tax returns, W-2s from your employer, and bank statements from all of your savings and checking accounts. Be sure to remain clear and transparent, provide evidence of all forms of income."
• Shop smartly and seek out the best rates. "When shopping around for a mortgage, do it all in the same week," recommends Melissa Butler, a home loan originator at North Alabama Mortgage. "It will only ding your credit once, instead of every time!" And, if you want to get the best deals for whichever loan product you choose, "use a broker instead of a bank," says Butler. "Many banks have higher fees that will increase your closing costs dollar amount. Brokers, however, are independent owners who have access to wholesale interest rates and many different investors. They have the ability to 'shop' for the best deal for you through many different avenues," which could lead to significant savings.
• Get pre-qualified. "Buying a home is exciting, but it’s also a big financial commitment," Drew adds. "Before you start looking at houses, it’s recommended that all buyers get pre-qualified for a mortgage." Kerron Stokes, a real estate agent with RE/MAX Leaders in Colorado, agrees: "Qualify for your mortgage first. Knowing your buying power and goals are the most important part of finding the right house."
• Get a leg up by getting pre-approved, too. Kathy Cummings, SVP of the Homeownership Solutions and Strategic Relationships department at Bank of America, says getting pre-approved—which is one step beyond getting pre-qualified—is a good idea. "With new technology, it‘s easier than ever before to request both pre-qualification (an estimate of what you can afford) and pre-approval (you’re approved for a specific loan amount pending finding a property)," says Cummings. "Pre-approval is a smart way to get a head start and be a more appealing buyer," by showing them you have financing already in place.

2. Find the right realtor (and rethink your plans of buying a house without a realtor to "save money")

Many home buyers who want to save money consider buying a house without a realtor—the thought being that, if you don't have a realtor, you won't owe them commission, which leaves you more money in hand. But the fact is, this couldn't be further from the truth.

• Understand the costs of buying a home without a realtor. "Forfeiting representation doesn’t save money," Stokes explains. "It leaves your interests unrepresented. Real estate agents can help navigate real estate laws and regulations that differ from state to state and negotiate components of the inspection and final sales price," says Stokes.
• Learn who pays a realtor's commission. Butler tells all her clients: "Use a realtor—they are free!" How so? "The seller generally pays their commission (not you!), and you get a professional that can walk with you through the entire process. Just make sure you find your own realtor, instead of using the one the seller uses. You need your own representation!"
• Know what to look for in a realtor. Stokes says these qualities should be on your realtor checklist: "Integrity, proactive communication, attention to detail and problem-solving abilities. Your agent should keep your goals in focus and act as your closest and strongest advocate in the process."
• If you're committed to buying a house without a realtor, be cautious. Avoid "telling your motivational factors," when buying a home without a realtor, cautions Angela Fox, Broker/Owner at RE/MAX Urban Properties in Denver. "An agent helps be a buyer's barrier between a highly emotional (and large) decision and a business decision, getting the best deal and terms. Without an agent, you may show way too many or all of your cards versus having your own best interest!

Related: 5 Questions to Ask Real Estate Agents

3. Know the top things to look for when buying a house

Of the many things to look for when buying a house, there are certain considerations that should be at the top of your home-buying checklist.

• Your budget—and just how flexible (or not) to be. Work with your mortgage advisor to define a realistic home-buying budget. In addition to paying your mortgage each month, you'll need money for closing costs, escrow and homeowners insurance upfront, plus cash on hand regular upkeep and services. However, don't let a few thousand dollars cause you to miss out on your dream home, either. "When I explain to buyers that a $5,000 difference in purchase price correlates to maybe $20-$25 a month difference in monthly loan payments, they realize that’s not worth losing their dream home over," says Fox. "Often, they can make some smaller financial adjustments to cover that difference."
• How you feel about the home's layout. "You want to love the layout," Fox emphasizes, "since that is something you can’t (easily or inexpensively) change. You can always add new curtains, paint, hardwood floors, new appliances or other things down the line."
• What additional costs to expect. Say the home has a pool, which requires maintenance, or it's in a neighborhood with HOA fees. You'll need to account for those additional out-of-pocket expenses when buying a house so you're not caught off-guard. "It is important to ask about area tax rates and determine what you’ll be paying as part of your mortgage, too," says Amy Bonitatibus, CMO of Chase Home Lending. "This is something many people forget about until after they have fallen in love with a property, but understanding what you are paying into as part of the community is important."
• The home's resale potential. Beyond looking a property as your future home, "remember that it's an investment," says Jonathan Scott, the other half of the Property Brothers duo. "You may want to pay attention to things that may be important to other buyers down the road. Think about the things that will give you a good return on your money when the day comes to put it on the market."
• How it'll affect your lifestyle. "When buying a home, it is important to understand how your day-to-day routine will change," advises Drew Scott. For example, consider how buying a new house affects the distance and cost of your commute, for example. Jonathan Scott elaborates, "If you are moving further from work, family and friends, you’ll need to adjust your monthly budget to cover those expenses"—and carve out more time travel, too.

Related: Property Brothers Jonathan and Drew Scott on What Makes a 'Forever Home'—And How to Find Yours

4. Make an offer

Once you've found the property you want, the next step in buying a house is to put your offer in writing with the help of your realtor.

• Insist on a home inspection as part of the deal. A home inspection is your chance to "vet" your home before you actually buy it. Just like you wouldn't buy a car without checking under the hood, a thorough home inspection is an essential step in any smart house buying process. Ask your realtor to include a contingency in your offer that would allow you to back out of the sale should the inspector find something concerning.
• Plan on continuing negotiations. Sometimes, a seller can accept an offer, but with contingencies. Other times, your home inspector can find out that the home needs a repair, like new gutters, and you'll want to negotiate with the seller to have them fix it before you move in or lower a bit to help the buyer pay for those repairs after moving in.

5. Schedule an inspection

• Don't cut costs on your home inspection. Hiring a professional who knows how to inspect a house before you buy it is an essential part of the home-buying process. This is not the time to pinch pennies. If you do, it could end up costing you far more in the end. "Most buyers are in the mindset of trying to save money," says Nick Gromicko, founder of InterNACHI, a professional college of home inspectors. "But there's actually only about a $100 span in the cost of the very best and very worst home inspectors, so don't cut corners and try to save money here," he explains—it's just not worth it.
• Ask your home inspector about any big-ticket issues. "You want to consider the age and condition of the big ticket items," Fox shares. "If two homes are exactly alike—but one is equipped with a brand new roof, furnace, hot water heater, appliances and AC unit—it can result in a much lower cost of home ownership throughout the upcoming years," she explains, since it's not as likely you'll have to repair or replace any of these costly elements anytime soon.
• Go deep. "Most home buyers don’t order enough of an inspection—they just do a standard home inspection," says Gromicko. "Considering ancillary home inspections beyond the basic one can help detect serious issues, such as with mold, radon or septic problems." Stokes adds that it's always a smart idea to "invest in inspections, sewer scopes and other preventative reviews that could identify a more expensive long-termproblem."

6. Close on your property

After you have a home inspection and your sale price negotiations conclude, it's time to seal the deal. Here's everything you need to know about closing on a house.

• Get prepared with funds and paperwork. Get a list of closing costs from your lender so you can make sure you're ready with the funds (in the form of a cashier's check), and all other necessary paperwork, well before your closing date to ensure that your home-buying process proceed smoothly.
• Transfer the home's utilities into your name. In advance of your closing date, go onto your local utility provider's website and have the home's utility services—like electricity, gas and water—scheduled to transfer over to you on your closing date so you can move in immediately.
• Insist on a final walk-through. "You want to make sure you feel good about the home and that it is in the same condition as when you wrote the offer," before signing closing papers, says Fox. "I’ve actually showed up with a buyer at the final walk through and the washer and dryer that were supposed to be included were getting loaded onto the moving truck! Things like this are very common, and you need to make sure everything is set before you sign away on your mortgage at the closing table."

7. Get the keys and move in!

You did it.

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