How to Prepare Questions Before Calling a Property Agent

Most people call a property agent without preparing anything in advance. They have seen a listing that looks interesting, they dial the number, and then they try to think of questions on the spot. The conversation often ends without them getting the information they actually needed.

This is not a criticism of buyers or renters. Property listings in Sri Lanka, like anywhere else, are written to present a property attractively. They highlight what is appealing and leave out what is complicated. A good conversation with an agent fills those gaps, but only if you know what to ask.

Preparing your questions before you call takes ten minutes and can save you hours of wasted visits, repeated follow-ups, and decisions made on incomplete information. This guide explains what to ask, why each question matters, and how to approach the conversation so it works in your favour.

---

Why Preparation Matters Before the Call

A property agent's job is to facilitate a transaction. Most agents are helpful and will answer questions honestly, but they will not volunteer information that is not asked for. If you do not ask about the road condition, they will not mention it. If you do not ask about the title, they may assume you will find out later.

Going into a call with a clear list of questions puts you in control of the conversation. It signals to the agent that you are a serious enquirer, which often results in more detailed and candid answers. It also helps you compare listings fairly, because you are gathering the same categories of information from each one.

---

Start With What the Listing Did Not Tell You

Before you call, read the listing carefully and note what is missing. Most listings include a price, a location, a property type, and a few photographs. Most leave out:

• The exact land extent and how it was measured
• The age of the building
• The condition of the roof, electrical system, and plumbing
• The road access situation
• The utility connections currently in place
• The title structure and whether documents are in order
• Why the property is being sold or rented out
• Whether the price is negotiable

These are not obscure details. They are practical facts that should inform any serious decision. Write them down as prompts before you pick up the phone.

---

Questions About the Property Itself

Land and Building Size

Start with the basics. Listings sometimes omit the land extent, or state it without specifying the unit. Confirm:

• What is the total land extent, and is that in perches or acres?
• What is the built-up floor area of the house or building?
• Has the land been surveyed recently, and are the boundaries pegged on the ground?

These questions establish whether the physical reality matches what the listing implied.

Age and Condition

Ask directly about the age and condition of the property. Agents may not offer this unless prompted.

• When was the property built?
• Has there been any major renovation? If so, what was done and when?
• What is the condition of the roof? Are there any known leaks or past water damage?
• Are the electrical wiring and plumbing in working order?
• Are there any visible cracks in the walls or structure?

You are not expected to diagnose problems over the phone. But the answers will tell you what to look for when you visit, and whether a professional inspection is likely to be worthwhile.

Utilities and Connections

Do not assume that mains connections exist. Confirm them.

• Is there an electricity connection, or is the property off-grid?
• Is water supplied from the NWSDB mains, a well, or a borehole?
• What is the drainage arrangement? Is there a mains connection, a septic tank, or a soakage pit?
• Is there fiber or broadband available in the area, if that matters to you?

For land being purchased for development, ask specifically whether utility connections are already on the plot or whether new connections would need to be arranged.

Road Access

Road access is worth asking about in specific terms, not just in general ones.

• Is the property on a named, maintained road?
• Is the road paved or unpaved?
• Does the road flood or become impassable during heavy rain?
• If the plot is accessed through another property, is there a legal right of way documented in the title?

An agent may describe access as "easy" or "no problem" without specifying the details. Ask for specifics.

---

Questions About the Legal and Document Position

This is the area where buyers most often fail to ask enough. Legal complications are not always visible in a listing, and agents do not always raise them unless asked directly.

• Is the title deed in the seller's name?
• Are there any co-owners, and do they all agree to the sale?
• Is there a current survey plan, and does it match the deed?
• Are there any mortgages, loans, or encumbrances registered against the property?
• Are there any court cases or caveats on the title?
• Is any part of the land classified as paddy land?
• Are there any local authority approval issues or outstanding permits?

You are not expected to resolve these questions on the phone. You are gathering information to know whether a lawyer's review is likely to be straightforward or complicated. If the agent is uncertain about any of these points, that itself is useful information.

For Apartments Specifically

If you are enquiring about an apartment, add these questions:

• What is the monthly maintenance fee, and what does it cover?
• Is there an active management committee or body corporate?
• Are there any outstanding maintenance arrears on the unit?
• How old is the building, and has any major structural or building systems work been done recently?

For Commercial Property Specifically

If you are enquiring about commercial property, ask:

• What is the designated use under local authority zoning?
• Has the space been used for a similar purpose before?
• What are the terms of the lease, and what responsibilities fall to the tenant?
• Are there any fit-out restrictions or landlord approvals required for modifications?

---

Questions About the Seller's Situation

Understanding why a property is being sold or rented is not prying. It is practical. The answers can affect negotiation, timelines, and what kind of due diligence is likely to matter most.

• Why is the property being sold?
• How long has it been listed?
• Has there been a previous offer that fell through? If so, why?
• What is the preferred timeline for completion?
• Is the asking price firm, or is there room for discussion?

An agent will not always answer these questions fully, and that is understandable. But asking them shows you are serious, and even partial answers are informative.

---

Questions About the Viewing Process

Before ending the call, confirm the practical steps for seeing the property in person.

• When can I arrange a viewing?
• Will the owner be present, or will the agent show me around?
• Is the property currently tenanted? If so, will a tenant be present during the viewing?
• Are there any parts of the property that will not be accessible during the viewing?

A viewing where certain rooms are locked or certain areas are off-limits is not necessarily suspicious, but it is something you should know in advance so you can plan accordingly.

---

Practical Checklist: Questions to Prepare Before You Call

Use this list as a starting point and add any questions specific to the property you are enquiring about.

About the property:

• Land extent and unit of measurement
• Built-up floor area
• Age of the building
• Condition of roof, electrics, and plumbing
• Any known structural issues or past water damage
• Renovation history

About utilities:

• Electricity connection type
• Water supply source
• Drainage arrangement
• Internet availability if relevant

About access:

• Road type and condition
• Legal right of way if applicable
• Accessibility during rainy season

About documents and legal standing:

• Title deed status and name of registered owner
• Co-owners and their agreement to the sale
• Current survey plan
• Encumbrances, mortgages, or caveats
• Paddy land classification if relevant
• Local authority approvals

About the sale:

• Reason for selling
• Time on market
• Previous offers and why they fell through
• Preferred completion timeline
• Whether the price is negotiable

About the viewing:

• Available dates and times
• Who will be present
• Any access restrictions

---

Common Mistakes When Speaking to an Agent

Asking only about price

Price is important, but it should not be the first or only question. Agents often interpret price-first enquiries as a signal that the buyer has not thought through the other factors. Ask about the property first and price in context.

Accepting vague answers without following up

If an agent says the road is "fine" or the title is "no problem," ask what that means specifically. Is the road paved? Has a lawyer confirmed the title is clear? Vague reassurances are not the same as factual answers.

Forgetting to take notes

You may speak to several agents about several properties in a short period. Without notes, details blur together. Keep a simple record of each conversation, including the date, the agent's name, and the key answers you received.

Not asking about what you cannot see in the photographs

Photographs are chosen to show a property's best angles. Ask specifically about things that are not in the photographs, such as the road in front of the property, the neighbouring buildings, and the condition of the roof.

Treating the first call as a formality

The first call is your opportunity to decide whether a property is worth your time for a physical visit. Go into it with that purpose in mind. A well-prepared first call can save you from an unnecessary two-hour trip to view a property that is not suitable.

---

A Realistic Scenario

A buyer sees a listing for a house that looks promising. The photographs show a clean interior and a tidy garden. The price is within budget. Before calling, they spend a few minutes preparing questions.

On the call, they ask about the road and are told it is a lane off a main road. They ask whether it is paved. The agent pauses and says it is gravel, and that it can get muddy after heavy rain. They ask about the water supply and are told the property uses a well rather than a mains connection. They ask about the title and are told there are two co-owners, one of whom is overseas.

None of this information was in the listing. None of it rules the property out on its own. But together, these details change the picture significantly. The buyer now knows what to investigate further, what to look for during a visit, and that a lawyer will need to confirm both co-owners have agreed to the sale before anything can proceed.

That ten-minute call, with prepared questions, gave them a much clearer basis for deciding whether to take the next step.

---

Final Thoughts

Calling a property agent without prepared questions is like visiting a doctor without being able to describe your symptoms. You may get through the conversation, but you are unlikely to come away with what you actually needed.

Property decisions involve significant commitments of time and money. The information you gather before a viewing shape how useful that viewing will be. The questions you ask on the phone determine whether you are making decisions with a full picture or an incomplete one.

Take a few minutes before each call. Write down what you need to know. Ask specifically, follow up on vague answers, and take notes. It is a small habit that makes a real difference to the quality of your property search.

---

Serendib Estates helps you discover clearly presented property listings from real estate companies and agents across Sri Lanka.