The things that turn into problems after closing almost never show up on the listing photos. This is the checklist I actually run on every buyer I represent in the Wasatch Back — what I verify myself, what I bring specialists in for, and what you want in writing before you sign anything.
Buyers fall in love with a view or a kitchen. The things that end up costing serious money — bad boundaries, unpermitted additions, an HOA special assessment nobody mentioned — none of that shows up on Zillow.
And let's be honest: the listing agent isn't working for you. They're not going to mention the fence isn't on the property line or that the last owner finished the basement without pulling a permit. That's not malice. It's just not their job.
It's mine. Below is the checklist I actually run, who I bring in to verify each piece, and what you want in writing before you sign.
The rule: Trust nothing. Verify everything. If something matters to your decision — zoning, rental rights, water, boundaries, roof age — get it confirmed in writing by someone licensed to say so. Regulations and licensing requirements can change. Buyer to verify.
What you picture doing with a property and what the zoning actually allows are often two different things. This is where I see buyers get burned the most.
Who verifies this: county planning, the building department, the HOA manager, and your real estate attorney.
The ground you're buying matters as much as the house that sits on it. The two things buyers fight about most after closing are boundaries and water.
Who verifies this: a licensed surveyor, a geotech engineer on bigger lots, the utility provider, and your attorney.
Acreage rule: Anything over an acre, I treat the survey, the easement review, and a written zoning letter as required, not optional. A fence in a listing photo doesn't tell you where the line actually is. Regulations and licensing requirements can change. Buyer to verify.
A home inspector is the start, not the whole thing. The general inspector flags the big stuff, then I bring in specialists for anything that looked questionable — or anything expensive enough that "probably fine" isn't good enough.
Who verifies this: a general home inspector first, then specialists — HVAC, electrician, plumber, structural engineer, and a radon/environmental testing firm for anything the general flags. Regulations and licensing requirements can change. Buyer to verify.
Owning property means ongoing financial obligations. Some live on the title report. Others are buried in HOA packets, tax assessments, and PID notices — and this is the stuff that quietly turns a "great deal" into a monthly payment nobody planned for.
Who verifies this: the title officer, your attorney, an insurance broker, and a tax advisor if Greenbelt or a PID is in play.
This is the section most agents won't bring up. It's also where your long-term holding cost and your resale math actually live.
Who verifies this: a certified energy auditor, the local planning office, your insurance broker, and honestly, me with public records.
Utah law is clear that real estate agents aren't licensed or trained to diagnose roof issues, interpret title exceptions, or give you tax advice. That's a good thing — it means you deserve specialists, not a generalist winging it.
Real estate licensees are not qualified or trained to provide professional advice regarding the physical condition of a property, legal or tax consequences of real estate transactions, or compliance with governmental regulations. Buyers are advised to obtain such advice from qualified professionals.
Source: Utah Association of Realtors buyer advisory materials
My job is to know which specialist to bring in, when to bring them in, and what to ask them. I don't hand you a checklist and wish you luck. I stay in every thread — the survey, the inspection, the title, the HOA records, the insurance quote, the tax question — and I keep it moving toward closing without dropping a piece.
Trust no one's word, including mine. Verify it. That's how you buy a house you're still happy with in five years.
Every buyer I represent in the Wasatch Back gets this process. No shortcuts. No generic checklist handed over at signing. No surprises six months after you close.
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