Questions That Put Ono Island Buyers and Sellers in a Stronger Position

• What year was the home built, and is that year consistent across available records?
• When did the current owner acquire the property?
• During what dates did the owner or other residents occupy the home full-time or part-time?
• Has the property been vacant for an extended period or managed as a second home?
• Has it been rented? If so, what use and rental restrictions apply today?
• Who has firsthand knowledge of maintenance, storms, repairs and improvements?

Occupancy history gives context. A second home may have fewer hours of everyday use but may also have spent long periods unattended. A long-term owner may have valuable knowledge that does not appear in public records.

• Is there a current, accurate boundary survey? When was it prepared, and has anything changed since then?
• Does the survey show the home, pool, driveway, fences, bulkhead, dock, boathouse and other improvements?
• Are there encroachments, boundary questions, recorded or unrecorded easements, shared access arrangements or maintenance agreements?
• Do improvements comply with known setback requirements?
• Are mineral rights included with the title, previously reserved or otherwise separated from surface ownership?
• Are there title exceptions or restrictions that deserve closer review?

Buyers should have the title company and, when appropriate, a real estate attorney explain title exceptions and ownership interests. A seller should provide an existing survey as helpful background, but the parties should confirm whether it is suitable for the current transaction.

• What supplies potable water to the house?
• Is there a separate well used for irrigation? If so, where is it located, how old is the pump and is the system operating?
• Has the property experienced low pressure, discoloration, odor, leaks or other water-quality concerns?
• Is there a softener, filtration, reverse-osmosis, conditioning or other treatment system? Is it owned or leased?
• When were filters, tanks, pumps or treatment components last serviced?
• Are irrigation zones, backflow devices and controls operating properly?

On Ono Island, it is especially useful to distinguish household water service from a separate irrigation well rather than referring to everything simply as “the water system.”

• Does the home have a residential fire-sprinkler system?
• Is it operational, and when was it last inspected or serviced?
• Is the system supplied by household water, a dedicated tank, pump or another source?
• Are there inspection tags, plans, warranties or service records?
• Are smoke alarms, carbon-monoxide alarms and any monitored alarm systems working?

Fire-sprinkler systems should be evaluated by a qualified professional familiar with the installed system. A visual glance at sprinkler heads does not confirm that the entire system is functioning.

• How many HVAC systems serve the home, and what are their ages, fuel sources, capacities and service histories?
• Is heating electric, propane or another source? Ono Island properties do not have natural-gas utility service, so propane equipment should be identified clearly.
• Are heating and air conditioning supplied to every finished room?
• Are all systems operating properly, including thermostats, zoning controls, dehumidification and condensate drains?
• Are propane tanks owned or leased? What equipment do they serve, and where are the tanks and lines located?
• Are there rooms, additions or enclosed areas served by mini-splits or separate equipment?

• Is hot water produced by electric, propane, solar-assisted or another system?
• Is the system tank-style, tankless, recirculating or a combination? How old is it?
• Has the property had supply-line, drain-line, sewer, septic, slab or fixture leaks?
• What supply-pipe materials are present—copper, PEX, CPVC, polybutylene or a mixture?
• Are there plumbing repairs, repiping records, shutoff locations or recurring drainage concerns?
• Is the wastewater system public, private, septic or otherwise configured, and what records are available?
• Are exterior showers, dock water lines, irrigation connections and pool plumbing operating?

Polybutylene is a type of plastic supply piping used in some older homes. Its presence is not something to guess about from a disclosure form; it should be identified by a qualified inspector or plumber, and the buyer should discuss insurability and replacement considerations with the appropriate professionals.

• What is the electrical service size, and are panels, subpanels and major components operating properly?
• Are there known wiring issues, recalled panels, repeated breaker trips or nonfunctional outlets?
• Were electrical changes permitted and completed by licensed contractors?
• Is there a standby or portable generator connection? What fuel source, capacity, service history and transferable warranty apply?
• Are exterior, landscape, dock, boat-lift, pool and irrigation electrical systems functioning?
• Are there solar panels, batteries, EV charging equipment or smart-home components? Are they owned, financed or leased?

• What type of foundation supports the home—slab, crawl space, elevated foundation, pilings or a combination?
• Is there a basement, cellar, crawl space, enclosed lower level or under-house storage area?
• Has there been settlement, movement, cracking, erosion, scour or repair?
• Are there leaks, standing water, staining, excessive humidity, mold-like growth or wood decay?
• Are drainage, vapor barriers, vents, dehumidifiers, sump pumps or encapsulation systems present and operating?
• Are engineering reports, foundation repairs or transferable warranties available?

Coastal moisture can travel in ways that are not obvious during a quick showing. Buyers should pair seller information with an inspection suited to the home’s foundation and elevation.

• What is the roof-covering type—standing-seam metal, exposed-fastener metal, shingle, tile, membrane or another material?
• When was the roof installed, and by whom? Are permits, invoices and warranties available?
• Has the roof leaked, been patched or sustained storm damage?
• Is there current or prior evidence of moisture in the attic, ceilings, walls or around penetrations?
• Is fire-retardant-treated plywood known to be present? If so, where and what supporting documentation exists?
• Does the home have a FORTIFIED designation? What level, designation date and renewal date apply?
• Are evaluator reports, photos, certificates and reroof documentation available?

A metal roof and a FORTIFIED designation are not interchangeable descriptions. FORTIFIED is a voluntary resilience program with specific construction, evaluation and documentation requirements. Ask for the actual designation and supporting records rather than relying only on marketing language.

• Is insulation present in exterior walls, ceilings, attic areas, floors and other relevant spaces?
• What type and R-value are known, and were areas added or upgraded?
• Are there gaps, compressed or moisture-damaged insulation, or unconditioned areas that were later finished?
• Are windows, exterior doors and garage doors impact-rated or protected by shutters? Is documentation available?
• Are there known air leaks, condensation problems or recurring humidity concerns?

Records matter. Product labels, invoices, permits and inspection reports can help distinguish a documented feature from an assumption based on appearance.

• Does water stand on the lot, driveway or beneath the home after heavy rain?
• Where does roof and surface water flow?
• Are gutters, downspouts, underground drains, swales, catch basins and pumps operating?
• Has fill been added or grading changed? Did that work affect adjacent property or drainage paths?
• Are there erosion, washout, settlement or recurring ponding areas?
• Has the property needed drainage correction, and are plans or invoices available?

I like to understand a property during ordinary weather and ask what happens during an intense summer storm. A dry showing day cannot answer that question by itself.

• What flood zone is shown on the current map, and has a lender or insurer made a different determination?
• Is there an elevation certificate, letter of map amendment or other elevation documentation?
• Has water ever entered the home, garage, enclosure, crawl space or other improvement—from surge, rain, drainage, plumbing or another source?
• Have flood, wind, roof or water claims been made? What repairs were completed?
• Are receipts, photographs, permits, remediation records and warranties available?
• What insurance policies are currently maintained, and what should the buyer independently price before contractual deadlines?

A flood-zone label does not tell the whole story, and a seller’s current premium is not a guaranteed quote for a buyer. I encourage buyers to obtain property-specific insurance guidance early and to review the official FEMA map information alongside elevation and building details.

• Are there known active or prior termites, powder-post beetles, wood-decay fungi or other wood-destroying organisms?
• What damage occurred, where was it located and how was it repaired?
• Is there a current termite bond or treatment agreement, and is it transferable?
• Are inspection, treatment and repair records available?
• Are there known mold, asbestos, lead-based paint or other environmental conditions that require evaluation?

Coastal humidity makes routine observation and maintenance especially important. A current wood-infestation report and full home inspection serve different purposes; one should not automatically be treated as a replacement for the other.

• How many fireplaces, stoves or chimneys are present, and where are they located?
• Is each unit wood-burning, electric, propane or decorative only?
• Are they operational, and when were they last inspected, cleaned or serviced?
• Are propane logs, dampers, vents, flues, caps, flashing and chimney structures in serviceable condition?
• Have there been leaks, smoke-drafting concerns or repairs?

• What improvements have owners or contractors made, and when?
• Who performed the work? Are contracts, invoices, permits, plans, inspections and warranties available?
• Were rooms enclosed, converted or added? Is the represented finished area consistent with permits and records?
• Were a pool, generator, elevator, dock, lift, seawall, outdoor kitchen, garage, driveway, fence or accessory structure added or altered?
• Were storm repairs completed after a named event or insurance claim?
• Are warranties transferable, and do they require action before closing?

“Updated” is not enough detail. Buyers benefit from knowing what changed, who did the work and whether the work was permitted and inspected when required.

• Are there known zoning violations, building-code issues, unresolved permits or notices?
• Is any structure, use or improvement legally nonconforming?
• Do the home and improvements meet applicable setbacks and recorded building restrictions?
• What Ono Island, subdivision, POA, architectural-control or other private restrictions apply?
• Are there recorded or unrecorded agreements affecting access, maintenance or use?
• Do current rules allow the buyer’s intended use, renovation, new construction, pool, fence, dock, boat or other plans?

Rules can change, and different units or associations can have additional requirements. Buyers should review the current governing documents and obtain written guidance from the proper authority rather than relying on an old summary or informal recollection.

In practical terms, a material defect is a condition important enough that it could affect a reasonable buyer’s decision, the property’s value, safety or normal use. A latent defect is a condition that exists but is not readily visible or discoverable during an ordinary walk-through. The precise legal meaning and disclosure duty should be evaluated under Alabama law and the particular facts.

• Are there known material or latent defects affecting the property?
• Are there defects involving exterior walls, framing, floors, porches, decks, stairs, driveways, retaining features or other structural systems?
• Has an engineer, architect, contractor, insurer or governmental authority evaluated the condition?
• What repairs were recommended, completed or deferred?
• Are reports, photographs, estimates, warranties or monitoring records available?

A seller should not diagnose a condition outside their expertise, but should describe known facts honestly and provide available documentation. A buyer should not assume that a disclosure is an inspection or warranty.