There’s something magical about buying a home in Park City. Maybe it’s the snow-dusted pines. Maybe it’s the ski access. Maybe it’s the way the mountains make everything feel quieter and more intentional. But mountain homes live differently than those in other areas.
Between heavy snow loads, freeze-thaw cycles, spring runoff, and high elevation weather shifts, homes in Park City and the surrounding Wasatch Back require a slightly different diligence than properties at lower elevations. Between the buyers and sellers who we represent, we read at least one inspection report each week. We have reviewed hundreds of them.
Inspections give buyers an understanding of what they are buying and the ability to ask the seller to pay for repairs, if needed. If you are selling a home, we recommend a pre-inspection to avoid surprises and to take care of routine items without the pressure of contract deadlines. In addition, we believe it is advantageous for a seller to present a home with as few defects as possible. Think of it like detailing a car before selling it.
1. The Home Inspection: Your First Line of Defense
A professional home inspection is non-negotiable. Think of it as a full diagnostic before one of the biggest investments of your life. A licensed inspector will evaluate:
- Roof and snow-load wear
- Foundation and structural integrity
- Plumbing and electrical systems
- HVAC performance
- Insulation and ventilation
- Signs of moisture intrusion
In mountain environments, small drainage or ventilation issues can turn into bigger problems over time. A thorough inspection gives you clarity and leverage if repairs are needed.
2. Sewer Scope: The Inspection Buyers Forget
A sewer scope uses a small camera to examine the line running from the home to the street (or septic system). It checks for:
- Tree root intrusion
- Corrosion
- Blockages
- Collapsed pipe sections
It’s inexpensive. And it can save you tens of thousands of dollars if a problem is discovered. We have seen brand new homes have rocks stuck in the sewer line and older homes with tree root intrusion. These issues can be repaired by a licensed plumber.
3. Well & Septic Inspections (When Applicable)
In areas like the Kamas Valley, Midway, or more rural parts of the Wasatch Back, private wells and septic systems are common.
If the home has a well:
You’ll want testing for water quality, pump function, casing integrity, and proper height above grade to prevent contamination from runoff.
If the home has a septic system:
Inspection includes tank condition, drain field performance, and signs of improper absorption – particularly important in high-elevation terrain.
These systems aren’t scary. They just require proper evaluation.
4. Radon: Yes, You Should Test for It
Utah has some of the highest radon levels in the country. Roughly one in three homes tests above the EPA’s recommended action level. The good news? Radon testing is simple and non-invasive. Mitigation systems are common and effective, if needed.
This is an easy step for major peace of mind. The good news is that many Utah homes already have radon mitigation systems and brand-new homes are often plumbed for mitigation systems. The cost of radon mitigation is usually around $5,000, depending on the size of the home.
5. Mold: Snow Is Beautiful… Until It Melts
Mountain homes experience snow accumulation, freeze-thaw cycles, and seasonal moisture shifts. Almost every home we sell has had an ice dam at one time or another. If found quickly, damage is usually only surface-level. However, if drainage or ventilation isn’t ideal, hidden mold can develop behind walls, in crawl spaces, or under flooring.
A professional mold inspection identifies:
- The type
- The location
- The extent
- The moisture source
Mold remediation is simple and typically not that expensive. If found during the due diligence period, the seller will almost always pay for remediation.
6. Methamphetamine Testing
Utah is not immune to the meth epidemic. Residue can remain from previous occupants, renters, short-term tenants, or subcontractors who work on new home construction. Testing ensures the property meets safety standards and protects you and your loved ones from exposure to this toxic substance.
The Bottom Line
Buying in the mountains is different, and that’s part of the beauty. Whether you’re purchasing a ski-in/ski-out home in Deer Valley, a mountain modern in Park Meadows, a ranch property in Kamas, or a full-time residence in Heber, inspections give you peace of mind, negotiation leverage, maintenance planning clarity, and long-term value protection.
If you’re considering a purchase in Park City or the surrounding Wasatch Back, we are happy to walk you through what inspections make sense for the specific property you’re evaluating. Because mountain living should feel peaceful, not uncertain.