A property history search is the process of checking public records and credible third-party databases to verify a home’s ownership, legal status, and risk factors (like liens, permits, and flood risk) before you buy. Performing a property history search can help a buyer avoid nasty surprises during closing that could complicate the transaction. It won’t replace home inspections or a title search, but it can help you decide what to investigate, negotiate, or walk away from.
Buyers can discover quite a bit about a property before a sale, but there are some things they can only discover after making an offer. In many cases, the safest way to protect yourself is to include contingencies (inspection, appraisal, title) so you can renegotiate or exit if new information comes up.
What is a property history search?
A property history search involves examining public records to verify information about a specific property. Property history searches focus on identifying issues that could complicate a sale and include looking at sales/ownership history, damages, permits, liens, and hazards.
The point is to surface problems that could affect your ability to close (title issues), your monthly costs (taxes/insurance/HOA), or your future use of the property (restrictions).
If the buyer identifies issues, they can negotiate to have them resolved or get a discount on the home price. Because no single database contains every piece of information about a property, buyers and agents must examine multiple sources. A property history search is informal — meaning the quality of results depends on what you check and how complete your local records are. Expect gaps, especially for older homes or counties with limited online records. The more thoroughly a buyer researches a property, the more information they can uncover to guide negotiations and buying decisions.
What to learn for free before making an offer
The good news for buyers is that there are plenty of sources for property details.
These include government databases like the county clerk’s office and public tax records as well as private property marketplaces like Zillow, Redfin, and Realtor.com.
Start with the county assessor (tax + owner info), the county recorder/clerk (deeds + recorded liens), and the local permitting/building department (permits). Then cross-check with listing sites for price history.
If you’re short on time, prioritize:
- Ownership/title red flags
- Taxes/HOA costs
- Flood/fire risk
- Unpermitted work
Below is a quick list of information that a property history search should focus on:
- Property ownership and sales history
- Permitting and improvements made in the past
- Financial and legal issues, including liens and other claims
- History of damages and repairs
- Facts about the location and environmental conditions
- Neighborhood and historical details
Property history searches are not comprehensive and are not the same as due diligence. There may be other details that a property search should prioritize.
Step-by-step property history search by address
Below is a step-by-step process for verifying facts about a property’s history. Tip: Open a notes doc and save screenshots/URLs as you go — you’ll thank yourself when you’re comparing multiple houses.
- Start with verifying the property listing and price history. This helps determine whether the asking price is reasonable compared to sales history. If the listing shows multiple price cuts or a quick flip, flag it for deeper questions.
- Next, check tax records and assessments. These verify facts about legal ownership and whether the house has unpaid tax liens. Confirm whether taxes have jumped recently (often after a reassessment) and whether any tax amounts are delinquent.
- Check county records for any issued permits and renovations made. Unpermitted work can create financing, appraisal, or insurance complications, and these could become your problem to correct after closing.
- Look for environmental or flood risks. This information can identify risks and help estimate insurance costs for the property.
- Check HOA/COA documents (if applicable) for dues, special assessments, rental rules, and renovation restrictions.
- Flag any issues for investigation later. An agent can help you further investigate flagged issues and uncover more details that can guide your search.
Ownership, sales, and price history
Arguably, the most important information to verify regards ownership, past sales, and price history. This helps confirm that the seller is the recorded owner (or otherwise has legal authority to sell) and gives you context for whether the asking price makes sense.
This information is available on public records and listing websites like Zillow. Big price swings can be a clue that the property was over- or under-priced, or that something changed (renovation, damage, market conditions).
Researching sales history is even more important for off-market properties that may not have easily accessible records of price changes.
Keep in mind that online databases have their limitations. Many online platforms use automated models to estimate valuation that may use outdated information or omit facts about recent improvements or legal issues.
In some “non-disclosure” states, sales prices may not appear in public records, so you may need to rely more on MLS data, appraisers, or local comps.
Financial and legal history
A property’s financial and legal history includes three primary categories.
Taxes
Property tax history matters because it helps buyers budget for monthly housing costs. Check a home’s assessed value and property tax history at the county’s assessor website. Also look for reassessment timing and whether the current tax bill reflects a prior owner’s exemptions.
Liens
Liens are claims on a property that give an entity the right to seize the property for debts owed. A home may have liens for unpaid homeowner’s fees, repair work, and other obligations.
Some liens are recorded and searchable at the county recorder, but others are easiest to catch through a professional title search.
Restrictions
Restrictions include any legal prohibitions on property use. These restrictions regulate property appearance, allowable renovations, and commercial activity.
Some issues will only appear in a title search, like unknown/involuntary liens, gaps in ownership chains, and errors in recording property details, like names and addresses. A title search is designed to surface ownership-chain issues and recorded claims before closing.
Sites that aggregate public record links, like Nationwide Environmental Title Research (NETR), can help you find the right local office faster, but the most reliable information comes from your county’s official records and a title search. Common sources include HOA/COA covenants (CC&Rs), zoning rules, easements, and historic district requirements.
Damage, insurance claims, and renovation history
Knowing a property’s history of damage or renovations is important because it can alert buyers to possible underlying issues.
It can also shed light on whether the property owner has made all the mandatory disclosures.
Past claims give an indicator of insurance risk. Multiple water claims, for example, can signal recurring issues, such as drainage, roof leaks, and plumbing, and may affect insurability.
Renovations should typically be permitted, depending on the type of renovation and the location. If a property with illegal renovations changes hands, the new owner can be on the hook for paying for permitting or demolishing the unapproved changes.
One of the best databases for searching insurance claims and damage history is the Comprehensive Loss Underwriting Exchange (C.L.U.E.), maintained by LexisNexis. C.L.U.E. provides registrants with one free report every 12 months.[1]
Environmental and location history
Many homes might be constructed in floodplains or other sites prone to natural disasters. Houses might also exist in locations with a higher amount of environmental toxins. Proximity to these dangerous regions can impact home value and insurance costs. Start with FEMA flood maps, and then check wildfire risk tools used by insurers and your state.
For example, homes in high-risk flood zones may require flood insurance for certain mortgages, and costs can be higher in higher-risk areas.[2] Homes in areas with a high risk of wildfires also can face higher premiums. In some higher-risk areas, homeowners may face limited insurer options or higher premiums.
Some issues are major red flags, like the presence of hazardous materials or proximity to dangerous environmental regions. These can justify backing out of a sale, as remediation or protection can impose a high cost.
Other issues are more manageable risks, like mold growth, drainage issues, or pest infestation. Typically, the buyer pays for an environmental assessment to identify property hazards and potential contamination.
You can use EPA’s Enforcement and Compliance History Online (ECHO) database to look up facilities and enforcement/compliance information in an area.
Historic designation and neighborhood context
Buyers also need to search for whether the home is in a historical neighborhood or is a home of historic importance. Historical homes may have additional restrictions on renovations and increased maintenance/insurance costs.
Search for a home’s historical designation using the National Register of Historic Places. Also check local historic district rules; many restrictions are enforced at the city/county level, not just federal listings. Buyers can also look for building permits and historical documents from the county assessor’s office to verify historical designations.
Buying a historical home can have some benefits. Historic designation can support value in some markets, but it varies widely by location, property condition, and the restrictions that come with it.
On the other hand, if you expect to move soon, weigh the added maintenance and renovation constraints against potential resale demand in that specific neighborhood.
What you can’t fully uncover until after making an offer
You can be diligent with your property history search, but some details might be hidden and not come up until the official sales process.
Below are some things that may not be revealed until after an offer is made on the property.
Survey results
Generally, the buyer organizes and pays for a survey after the offer is accepted. You technically can get one before making an offer, but it’s usually recommended to wait until the home is under contract.
A survey can also reveal encroachments (like a fence or driveway crossing a boundary).
Boundary disputes
Boundary disputes might arise only after a survey is completed, and it shows boundaries conflict with legal records.
Title search timing
Timing variers by location and complexity, but title work can take anywhere from days to weeks (another reason to avoid scheduling movers until you’re through major contingencies).
It’s best to have contingencies in real estate contracts that allow you to back out of the sale without penalty if hidden issues arise after making an offer. Without contingencies, backing out of a sale could mean losing earnest money and potential legal problems.
Optional deep dives and "nice-to-know" searches
Additional data can help you get a more complete picture of a property and its value.
Census records
Census records can provide valuable insights regarding a neighborhood's demographics and trends/growth. Census data can help you understand neighborhood demographics, housing trends, and commuting patterns — useful context when you’re comparing areas.
Historical photos
Historical photos of the property are useful for further corroborating continuity in ownership, repairs, renovations, and additions. These can give buyers insight into the property’s history and development, both of which have important implications for sales.
Deaths in the home
Whether a death in a home must be disclosed varies by state and circumstances.[3] If this matters to you, ask directly in writing, and check local disclosure rules. Even when disclosure isn’t required, agents generally shouldn’t misrepresent facts if asked directly.
Keep in mind that these searches might be limited by incomplete records or human error.
How a real estate agent helps with property history research
One of the best ways to optimize your property history search is to work with a real estate agent.
Agents will have access to listing service data that may be hard to otherwise gather, and an agent can ensure that sellers make all mandatory disclosures.
Agents will also know how to locate any public records and can perform searches in coordination with inspections and other mandatory tasks. If required, your agent can perform additional deep dives or recommend companies that specialize in niche search interests.
Work with an experienced real estate agent to cover your bases and ensure you have the information you need to make an informed decision. Don’t have an agent yet? Clever can introduce you to top agents in your area — no obligation or upfront cost. Take a short quiz to get started.
FAQ
How accurate is online property history?
Online property history can be accurate but may suffer from incomplete data, and differences in estimation methods can manifest in different estimated sales prices. Online data can also be inaccurate simply due to human error.
When something matters (liens, easements, ownership chain), confirm it with the county recorder or a title professional.
Can I do a property history search for free?
Yes, you can do a property history search for free by using available information through public records. You can also pay a professional, such as an attorney or title search company, to perform a property history search for you.
How far back does property history go?
Title searches typically review decades of records, but the exact lookback depends on local standards and what the title company needs to confirm clear ownership.
Can I search property history by owner name?
Yes, you can search property history by owner name. However, it can be better to search by address or parcel number, as this information remains constant while ownership can change hands.