Key Questions to Ask at an Open House in Ormond-by-the-Sea, FL

Ormond-by-the-Sea homes sit between the ocean and the Halifax River, and that location brings a few extra things to ask about. Here's what I'd ask at any open house there.

1. How long have you owned it, and what work have you done?

Ask about the roof, AC, plumbing, seawall or dock, and any storm repairs, and ask for receipts and contractor names. County property records will confirm the ownership history.

2. What's the flood zone, and how did it do in the 2022 storms?

Hurricanes Ian and Nicole hit this stretch of coast hard. Ask whether the home took on water, whether there was a flood insurance claim, and what the elevation certificate shows. Then get your own insurance quote before you make an offer.

3. How old are the roof and AC?

These two items decide whether you can get insurance and what it costs. Also ask whether there's a recent wind mitigation report and 4-point inspection.

4. Were the permits closed?

Ask whether additions, decks, docks, pools and any storm repairs were permitted and closed out. Volusia County's permit records are online. Unpermitted work can cause problems with insurance and financing.

5. Where exactly are the lot lines, and what about the water?

Ask for a survey. On the river side, ask who owns and maintains the dock and seawall and whether they're permitted. On the ocean side, ask how the dune and walkover were affected by the storms.

6. What does it cost to own each year?

Ask for the property tax bill, HOA or condo fees, flood and wind insurance, and average electric and water bills.

7. For condos: what do the reserves and inspections look like?

Ask for the budget, the reserve study, the milestone inspection report if the building is required to have one, and any special assessments, past or planned. These can change your monthly cost more than the price does.

8. How do you deal with the salt air?

Salt eats AC units, railings, light fixtures and anything metal. Ask how often things have been replaced, painted or pressure washed.

9. What have similar homes sold for?

The agent at the open house works for the seller, so get your own comparable sales. I can send you every sale nearby from the last six months.

If you're touring homes in Ormond-by-the-Sea, I'd be glad to go with you, or see what sold near any address. Call or text me at (386) 627-3612.