At the closing table, you have more leverage than you will ever have again with this seller. Most buyers use none of it. Here's what to ask for while asking is still free.
1. Service records for the big systems
Who serviced the HVAC, and when? A folder of maintenance receipts tells you the equipment was loved. Silence tells you something too.
2. Ages, in writing
Installation dates for the roof, AC, furnace, and water heater. "Newer" is a feeling; "installed 2019" is a fact you can budget around.
3. Appliance manuals and warranty papers
Any manufacturer warranties still in force — some transfer to new owners, and you can't claim what you don't know exists.
4. The contractor list
Ask which plumber, electrician, or HVAC company the sellers used. In your first emergency, a name that already knows the house is gold.
5. A home warranty for your first year
Commonly negotiated, inexpensive for the seller, and it means your first year of surprise breakdowns costs a flat service fee instead of whatever the emergency market charges. If the seller won't include it, you can add one yourself — it's still the cheapest peace of mind in homeownership.
6. Utility history
Twelve months of bills reveals more about insulation and HVAC health than any listing photo.
7. The little keys and codes
Garage remotes, mailbox keys, irrigation controllers, smart-thermostat logins. Unsexy — until you're locked out of your own sprinkler system in August.
Protect your home before the next breakdown
Flat $75 service fee. File claims online in about 2 minutes.
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