I don’t like waiting until a buyer is deeply attached to a house before talking about insurance. In Florida, it belongs much earlier in the conversation, particularly when you’re comparing homes of different ages.

Two houses with similar purchase prices can have very different costs to own. The roof matters. So can the age and type of electrical system, plumbing, construction and previous updates. Wind-mitigation features may matter. Inspection findings may matter. Condos introduce questions about the association, reserves, assessments and what is covered by the master policy versus the individual owner. The details of the property can change the insurance conversation considerably.

That doesn’t mean older homes are automatically problematic. I sell plenty of them. And it doesn’t mean a newer house automatically comes without complications. It means we investigate instead of assuming.

If you’re considering an older Central Florida home, I want us thinking about the major systems while you’re evaluating the property. If the roof is approaching the end of its useful life, that’s information we should have. If you’re considering a condo, I want you to understand that you’re evaluating more than the unit itself. And if the monthly payment only works because you’re using a rough insurance estimate from an online calculator, let’s replace that estimate with better information before you become emotionally committed to the house.

None of this is as enjoyable as choosing between two kitchens, but there is a big difference between being able to buy a house and being comfortable with the cost of owning it. Insurance is one piece of that. So are property taxes, utilities, HOA or condo fees, maintenance and the things the house is likely to need over the next several years.

A buyer once told me, “I don’t want to know all the bad things until I have to.” I understood the sentiment, but I’d rather know while we still have choices.

The goal isn’t to find reasons not to buy a house. It’s to make sure that when you say yes, you understand what you’re saying yes to.