Buying a home is one of the biggest investments you’ll ever make — especially here in Ventura, where every neighborhood has its own unique vibe. Whether you're a first-time buyer, upgrading to your forever home, or eyeing an investment property, knowing what to look for during a home tour can save you thousands of dollars and plenty of headaches down the road.
Hi, I’m Grant Leichtfuss, a local Ventura resident and real estate agent. I’ve walked hundreds of properties, both for myself and for clients, and every time I tour a home I look for the same key things. In this post, I’ll share my personal checklist — the exact items I evaluate every time I walk through a property. Want the full PDF version of my checklist? Shoot me an email and I’ll send it your way.
Let’s dive in. 👇
1. Neighborhood Vibe 🧭
Before you fall in love with a kitchen or backyard, take a moment to understand the neighborhood.
✅ Drive the streets before your showing
✅ Look for signs of pride of ownership: fresh landscaping, new paint, solar panels
✅ Avoid streets with overgrown lawns, abandoned vehicles, or boarded-up windows
✅ Talk to the neighbors — they’ll tell you what a Realtor legally can’t
Remember: Location, location, location. A great home in a declining area isn’t a great investment.
2. Ceilings Tell a Story 🔍
Look up! Ceilings reveal more than you might think.
🔸 Dark stains? Could be roof leaks or leaking pipes
🔸 Long horizontal cracks? Likely settling, but check if doors nearby stick or rub
🔸 Inconsistent texture? Could be previous water damage or recent repairs
🔸 Popcorn ceilings? May contain asbestos — test before removing
Tip: If repairs were made, find out why and who did them.
3. Window Condition 🪟
Windows are expensive — and often overlooked.
✅ Check for broken or fogged glass
✅ Open and close a few to see if they work
✅ Look for single-pane windows (not energy-efficient)
✅ Ask whether they’ve been serviced or replaced recently
Even basic window repairs can save you money (and stress) down the line.
4. AC and HVAC Systems ❄️🔥
Yes, Ventura has great weather. But when the heatwave hits, you’ll want working AC.
👀 Look at the outdoor condenser unit — is it rusty or newer?
👃 Smell anything musty from vents? Could signal mold or poor air quality
🔥 Check out the furnace if accessible, or have it inspected once in escrow
If the HVAC system looks tired, factor that into your offer price.
5. Walkways and Drainage 🚶♂️💧
Water is a home's worst enemy. Here’s what to look for:
✅ Moss or staining on concrete walkways = poor drainage
✅ Water pooling near the foundation = potential future damage
✅ Check for proper grading and functioning drains
✅ Ask sellers for the drainage plan if one exists
During inspection, ask your inspector to run a hose through the drains to verify they’re working.
6. Sprinklers and Landscape Lighting 💡🌳
Landscaping can make or break curb appeal — but only if the systems work.
🔸 Ask if there’s an automatic sprinkler system
🔸 Turn on outdoor lighting if possible
🔸 Sprinklers pointed at the house? That’s a no-no (it damages stucco and wastes water)
🔸 Consider bringing your gardener to inspect these systems
General inspectors don’t usually cover this, but it’s worth checking before you close.
7. Electrical Panel and Fixtures ⚡🔌
Older homes in Ventura are charming — but may come with outdated electrical systems.
✅ GFCI outlets in kitchens, baths, and laundry rooms
✅ Space in the panel for EV chargers or future upgrades
✅ Wiring condition if the home is pre-1950s
✅ Check if the garage has a 240-volt outlet for electric vehicles
💡 Pro tip: Don’t fall in love with a chandelier until you know if it’s included in the sale. Sellers often exclude them.
8. Washers, Dryers, and Fridges 🧺🧊
If these appliances are staying with the home, make sure they’re in good shape.
✅ Look behind and underneath them during inspection
✅ Check for leaks, mold, or damaged flooring
✅ Confirm they’re included in your contract
They’re bulky and heavy — but what’s behind them matters.
9. Crime & Safety Concerns 🚓🕵️♀️
As a Realtor, I legally can’t discuss crime stats — but you can do your own homework.
🔎 Check the City of Ventura Crime Map
🔎 Use NeighborhoodScout.com for Ventura County insights
📞 Call the local police department and speak to the neighborhood’s beat officer
Ask: “If your daughter or father wanted to buy on this street, would you be comfortable with that?” You’ll get a real answer.
10. Nuisance Factors 🔊🛵
Try to visit the home at different times of day.
☀️ Morning, midday, evening
📅 Weekdays and weekends
That’s how you catch hidden nuisances like:
🔸 A neighbor’s weekend rock band
🔸 Loud motorcycles revving at 6 a.m.
🔸 Barking dogs or rowdy parties
Don’t hesitate to ask neighbors: “Any trouble houses on this block?”
11. Permits & Additions 📋🏗️
Use the City of Ventura Public Records Access Portal to research building permits.
Here’s why this matters:
🔍 See if additions or remodels were done with permits
🔍 Check who did the work and when
🔍 Verify square footage matches public records
Unpermitted work isn’t always a deal breaker — but you should know about it before making an offer.
Ventura's Public Records Portal: https://www.cityofventura.ca.gov/1428/Records
Want the Full Checklist? 📄
This post just scratched the surface. If you'd like my complete homebuyer checklist, email me directly and I’ll send you the PDF version.
I’m Grant Leichtfuss — Ventura local, real estate expert, and your go-to guide for all things real estate in West Ventura County. If you're thinking about buying or selling a home, I want to be your resource.
📞 Call, text, or email anytime. I’d love to help you find your place in Ventura.
