To actively find out your potential home’s trouble spots and head off headaches, you need to know the right questions to ask before you buy. That does not mean potential problems will go away, instead you will have eyes wide open and can adjust your budget accordingly.

Here are 8 questions to ask the present owner, your agent, or your prospective neighbors.

1. Has There Ever Been a Busted Pipe?

A broken pipe is not rare; in fact, water damage caused by a frozen or burst pipe is a leading cause of homeowner’s insurance claims, at around 22% of all home insurance losses, according to the Insurance Information Institute.

What cause pipes to bursts? Typically, exposed water pipes in unheated basements and crawl spaces, along with exterior faucets. Another prime suspect of water damage: old washing machine hoses.

A good inspector usually can tell if water damage has occurred, and any damage should be disclosed by the previous owner at the time of sale. Nevertheless, you should:

• Make sure exposed pipes in unheated areas are protected with pipe insulation.
• Install frost-proof spigots on all exterior faucets. The spigots let you put a shutoff valve inside your home so freezing is less likely.
• Check that washing machine hoses are in good condition and replace, if necessary, with braided steel hoses with brass fittings. These are much stronger and longer lasting than rubber hoses.

The big fallout from water damage is moisture problems you will not see -- behind drywall and trim -- which can lead to mold. If you know there has been a major leak, a mold remediation professional will tell you if mold is present and the steps required to remove it.

2. How Old is the Roof?

Knowing the approximate age of the roof will give you a good idea of how soon you’ll face, and need to budget for, repairs or replacement. A new roof is no small matter: The "Remodeling Impact Report" from the NATIONAL ASSOCIATION OF REALTORS® pegs the median national cost of an asphalt roofing replacement at $7,500.

The most common type of roofing -- regular asphalt shingles -- needs to be replaced after 15 to 20 years. Here are estimated average life spans for other types of roofing materials:

• Top-of-the-line (architectural) asphalt shingles: 24 to 30 years
• Metal (galvalume): 30 to 45 years
• Concrete tile: 35 to 50 years
• Wood shakes: 20 to 40 years

Tip: Know how many layers of roofing your house has. Most building codes allow two layers (because of weight concerns): the original roofing, and one re-roofing layer over that.

3. Any Infestations of Termites, Carpenter Ants, or Other Pests?

Any infestation should be uncovered by a termite inspection.

If the house was infested note that whatever conditions made the house ripe for infestation in the first place -- a slow leak under the house, soft rotting wood that attracts insects -- may still be present. Plus, many infestations are not just confined to one house. It may be a neighborhood-wide problem.

Be proactive:

• Ask neighbors if they have had any problems with pests.
• Seal cracks and holes around your house.
• Keep attics, basements, and crawl spaces dry and well-ventilated.
• Make sure gutters and downspouts are in good repair, and that the soil around your foundation slopes away from your house at least 6 inches over a 10-foot distance.
• Repair or replace any rotted wood.
• Keep firewood and lumber piles at least 20 feet from your home.

4. What are the Monthly Utility Costs?

You need to know what the monthly utilities as these must be paid. Be sure to get an average cost -- not the lowest monthly bill -- and ask when peak months are. 

Ask what kind of energy sources the house appliances use -- gas, electric, propane, or a combination. This will help you understand where you might upgrade to energy-efficient appliances to save energy costs. 

Remember that energy savings starts with the simplest of tasks, like sealing air leaks.  

5. Is There Documentation on Warranties?

If the previous owners were conscientious enough to stash warranties and appliance manuals, be sure to get them. 

If you get the paperwork, look for purchase dates on major appliances, so you will know how old they are and when they might decide to poop out. When you are ready to upgrade, you can identify which appliances are least energy efficient and target those first. 

Tip: Keep all warranty cards and product manuals yourself. If you decide to sell, those records show you care about your house and become a marketing asset. 

6. How Much Insulation Is in the Attic?

After sealing air leaks and weatherstripping around doors and windows, adding insulation is one of the best ways to gain efficiency and keep your house cozy. 

The U.S. Department of Energy recommends adding more insulation if the thickness of your attic insulation is less than 11 inches.

If the owner is unsure, take a look at the attic. If the attic floor is insulated and but can see the tops of the ceiling joists, you should budget an insulation upgrade. If insulation was installed between the roof rafters -- and you can see the edges of the rafters -- you can beef up the insulation by covering over the rafters with rigid insulating foam board. 

7. How Big is the Water Heater?

To avoid a family rebellion, make sure your water heater is big enough to cover the needs of your household.  Most water heaters have a life expectancy of about 13 years. A new high-efficiency water heater costs $900 to $2,000, depending on the size and model you choose.

8. When Was the Last Time the Septic Tank Was Pumped?

A typical septic system should be pumped every three to five years, according to the U.S. Environmental Protection Association. But the number of people in the house can affect that recommendation.