Buying a Home in Salt Lake City? 5 Expensive Mistakes to Avoid

If you’re moving to Salt Lake City and planning to buy a home, there are a few expenses that can catch you completely off guard — especially if you’re relocating to Utah from another state.

Some of the most expensive mistakes I see buyers make have nothing to do with the purchase price of the house.

They involve things like sewer lines, irrigation water, HOA finances, aging home systems, and mortgage costs. If you don’t know to look for them before closing, they can potentially cost you thousands of dollars afterward.

I’m Sarah Lipich, a Utah real estate broker, and my husband Tyler and I help buyers relocate to the Salt Lake area. My professional background before real estate was in cybersecurity and risk management, so I tend to approach a home purchase the same way: identify the risks before they become expensive problems.

Here are five things I want buyers to understand before purchasing a home in the Salt Lake City area — plus one bonus expense that almost everyone moving here should budget for.

Quick Answer: What Should Buyers Check Before Buying a Home in Salt Lake City?

Before buying a home in the Salt Lake area, pay particular attention to:

• The condition of the sewer line

• Whether the property has secondary irrigation water

• The age and condition of major home systems

• HOA finances and potential special assessments

• The actual cost and structure of your mortgage

• Utah-specific property risks that may require additional inspections

  
  

The right inspections will depend on the individual property, but the goal is the same: understand what you’re buying before it becomes your responsibility.

Watch: 5 Expensive Mistakes Salt Lake City Home Buyers Make

Prefer to watch instead?

In this video, I break down five expensive mistakes I see buyers make when purchasing a home in the Salt Lake area — and the things I recommend investigating before you buy.

1. Skipping the Sewer Scope

One of the most expensive mistakes a buyer can make is assuming the general home inspection checks everything.

It doesn’t.

A standard home inspection usually does not include a camera inspection of the home’s sewer lateral. That requires a separate sewer scope.

During a sewer scope, a camera is run through the sewer line to look for potential problems such as:

• Cracks or breaks

• Root intrusion

• Offset sections of pipe

• Deteriorating pipe

• Significant buildup

• Areas that may be collapsing or failing

• 
  

The sewer scope itself generally costs relatively little compared with what a failed sewer line can cost to repair.

Why Homes on Main Roads Deserve Extra Attention

This becomes especially important when you’re considering a house located on a major road.

If the home’s private sewer lateral extends underneath a roadway, repairing or replacing it may be considerably more complicated than replacing a sewer line beneath a normal residential yard.

Depending on the property and municipality, a repair could potentially involve:

• Excavating into the road

• Traffic control

• Permits

• Road restoration

• Asphalt replacement

• Additional municipal requirements

  
  

Responsibility for these costs can vary depending on the city, utility provider, and exact location of the problem.

That means you should never assume the city will automatically pay for a sewer problem simply because the line reaches the road.

Why I May Recommend Doing the Sewer Scope First

Most buyers schedule their general home inspection and sewer scope at the same time.

For a typical house, that’s usually fine.

But if I’m helping a buyer purchase a property where the sewer line could create an unusually large financial exposure — such as a home on a major road — I may recommend completing the sewer scope before spending money on every other inspection.

If the scope identifies a major problem and the seller isn’t willing to address it, the buyer hasn’t already spent hundreds of dollars completing the rest of the inspection process.

For other properties, the sewer scope can generally be completed alongside the regular home inspection.

The point isn’t to be afraid of sewer lines.

It’s to know what you’re buying.

2. Not Checking Whether the Home Has Secondary Water

This one surprises a lot of people moving to Utah.

Some homes in the Salt Lake area have access to secondary water, sometimes called irrigation water.

Secondary water is a separate non-potable water supply that can be used for things like:

• Lawns

• Landscaping

• Irrigation systems

Homes without secondary water typically use culinary water, which is the treated drinking water supplied to the home, for outdoor irrigation.

Why does that matter?

Because watering a large Utah lawn throughout the summer can use a substantial amount of water.

A home that looks affordable on paper can have noticeably different summer utility costs depending on the property’s irrigation setup.

Does Every Home in Utah Have Secondary Water?

No.

Secondary-water availability can vary by:

• City

• Neighborhood

• Water district

• Development

• Individual property

• 
  

The fees and rules also vary.

That’s why I don’t want a buyer assuming a house has secondary water just because another neighborhood nearby does.

Questions to Ask About Water Before Buying a Utah Home

Before moving forward with a home, it’s worth finding out:

• Does the property have secondary or irrigation water?

• Who provides it?

• Is there a separate fee?

• Are there watering schedules or restrictions?

• If the home uses culinary water for irrigation, what have the owners historically paid during summer?

• How much landscaping will you actually need to water?

• 
  

That huge green yard may look amazing during the showing.

You should also understand what it takes to keep it looking that way.

3. Relying Too Heavily on a Home Warranty

Home warranties can have value.

The problem is when buyers treat them like a substitute for investigating the condition of the house.

A buyer may see an aging furnace or air-conditioning system and think:

“It’s okay. The home warranty will replace it if it breaks.”

Maybe.

But home warranty contracts can include:

• Coverage limits

• Service fees

• Exclusions

• Maximum payouts

• Restrictions on particular systems

• Requirements related to the nature or cause of the failure

The exact coverage depends on the company and the contract.

So if an inspection identifies a major system that’s failing or approaching the end of its useful life, I would rather deal with that information before closing instead of assuming a warranty will solve the problem later.

Depending on the situation, that could mean negotiating for:

• Repairs

• Replacement

• A seller credit

• A price adjustment

  
  

Or the buyer may decide the property still makes sense and simply plan financially for the replacement.

That’s fine too.

What’s important is that you’re making the decision with the information in front of you.

A home warranty can be an additional layer of protection. It should not replace good due diligence.

4. Not Thoroughly Reviewing the HOA Documents

If you’re buying a home with an HOA, don’t stop at:

“How much are the monthly dues?”

The monthly payment is only part of the story.

You also want to understand the association itself.

Depending on the property, documents worth reviewing can include:

• CC&Rs

• Rules and regulations

• Current budget

• Reserve information

• Meeting minutes

• Insurance information

• Maintenance responsibilities

• Pending special assessments

• Approved special assessments

• Planned major projects

• Rental restrictions

• Parking restrictions

• Pet restrictions

Why HOA Special Assessments Matter

Imagine finding a condo you love.

The monthly HOA payment looks completely manageable, so you move forward.

Then you discover the association needs a major roof replacement, paving project, drainage repair, or other large expense — and individual owners are being charged thousands of dollars to cover it.

That’s a special assessment.

Not every HOA has one coming, of course.

The point is that you want to know whether one exists or is being discussed before you purchase the property.

This is especially important with condos and townhomes because the association may be responsible for considerably more of the building and common property.

The better question isn’t:

“How much is the HOA?”

It’s:

“What financial obligations could come with owning this property?”

5. Shopping for a House but Not Shopping for the Mortgage

Buyers may spend months comparing houses and then choose the first mortgage lender they speak with.

I don’t recommend doing that.

Two lenders can quote what appears to be the same interest rate while structuring the loan very differently.

One lender may charge more in:

• Origination fees

• Discount points

• Lender fees

• Other financing charges

Another may offer lender credits or structure the transaction differently.

Neither option is automatically better.

What matters is understanding what you’re actually paying for.

Compare Loan Estimates, Not Just Interest Rates

When comparing lenders, don’t look only at the advertised rate.

Look at the whole picture, including:

• Interest rate

• APR

• Discount points

• Origination charges

• Lender credits

• Estimated cash to close

• Monthly principal and interest

• Mortgage insurance, if applicable

• Whether the rate is locked

• Loan type

• Loan terms

Getting quotes from multiple lenders gives you something to compare.

You also want a lender who can actually execute the transaction.

The cheapest quote isn’t particularly useful if the lender doesn’t communicate, misses contractual deadlines, or can’t get the loan closed.

You want someone who understands your situation, clearly explains your options, and keeps the transaction moving.

I’m not a mortgage lender, and this isn’t mortgage advice. But after watching a lot of real estate transactions, I don’t recommend choosing a lender based solely on one advertised interest rate.

Bonus: Forgetting to Budget for the Lifestyle You Moved to Utah For

This isn’t technically a home-buying mistake.

But if you’re relocating to Salt Lake City, it belongs in the conversation.

A lot of people move here thinking:

“I’m finally going to learn how to ski or snowboard.”

Great. Budget for it.

Skiing can get expensive very quickly if you’re repeatedly buying individual lift tickets.

If you’re planning to ski regularly, compare the current season-pass options for the resorts you actually expect to use.

Salt Lake-area skiers commonly compare options such as:

• Ikon Pass

• Epic Pass

• Individual resort season passes

Which one makes sense depends on where you want to ski and how often you’ll actually go.

Prices, participating resorts, deadlines, and military or veteran discounts can change from season to season, so check the current programs before purchasing.

But there’s a bigger point here.

When you’re figuring out how much house you can afford in Utah, don’t spend every available dollar on the house and forget to budget for the reason you wanted to live here in the first place.

Maybe that’s skiing.

Maybe it’s:

• Mountain biking

• Climbing

• Golf

• Camping

• Traveling

• Concerts

• Restaurants

• Weekend trips

Personally, I’d rather see someone buy slightly less house and still have room in the budget to actually enjoy living here.

What Inspections Should You Get When Buying a Home in Salt Lake City?

There isn’t one inspection checklist that makes sense for every property.

A newer home presents different risks than a 1950s bungalow. A hillside property presents different concerns than a flat suburban lot.

Your standard home inspection should be viewed as the starting point of due diligence, not necessarily the entire process.

Depending on the home, additional inspections or evaluations might include:

• Sewer scope

• Radon testing

• Roof evaluation

• HVAC evaluation

• Structural evaluation

• Mold or moisture investigation

• Methamphetamine testing

• Chimney inspection

• Pest inspection

• Drainage and grading evaluation

• HOA document review

• Utility research

• Insurance research

That doesn’t mean every buyer needs every test on this list.

The goal is to look at the specific risks associated with the property you’re actually purchasing.

What Should Out-of-State Buyers Know About Buying a Home in Utah?

The general home-buying process may feel familiar if you’ve purchased property somewhere else.

But there are some Utah-specific issues that relocating buyers may not have encountered before.

Depending on the property and location, these can include:

• Secondary water

• Sewer-line responsibility

• Radon

• Irrigation systems

• Mountain and hillside properties

• Local soil conditions

• Drainage

• Snow removal

• HOA structures

• New-construction issues

• Canyon traffic

• Winter commute patterns

• Recreation traffic

That’s why I don’t love the approach of simply choosing a house online and figuring everything else out after you arrive.

The house matters.

But so do the neighborhood, commute, property risks, monthly expenses, and the way you actually plan to live once you’re here.

Frequently Asked Questions About Buying a Home in Salt Lake City

What should I know before buying a home in Salt Lake City?

Before buying a home in Salt Lake City or the surrounding area, look beyond the purchase price.

Buyers should consider the condition of the sewer line and major home systems, whether the property has secondary irrigation water, HOA finances and restrictions, insurance costs, mortgage expenses, and any property-specific risks that may require further investigation.

Local conditions can vary significantly from one neighborhood and property to another.

What are the biggest mistakes home buyers make in Salt Lake City?

Some of the most expensive mistakes Salt Lake-area buyers make include skipping a sewer scope, not checking for secondary water, relying too heavily on a home warranty, failing to thoroughly review HOA documents, and choosing a mortgage based only on the advertised interest rate.

Many of these issues can be investigated during the buyer’s due-diligence period.

Do I need a sewer scope when buying a home in Salt Lake City?

I generally recommend a sewer scope when buying a home in the Salt Lake area, particularly for older properties.

A standard home inspection usually does not include a camera inspection of the sewer lateral.

A sewer scope can identify problems such as root intrusion, cracking, offsets, deterioration, or portions of the line that may need repair.

Why is a sewer line under a main road a bigger concern?

A sewer repair can become considerably more complicated when a private sewer lateral extends beneath a major roadway.

Depending on the property and municipality, the work may involve excavation, traffic control, permits, road restoration, and other requirements.

Responsibility varies by location, so buyers should investigate the specific property rather than assuming the municipality will automatically cover the repair.

What is secondary water in Utah?

Secondary water is a separate non-potable water supply typically used for outdoor irrigation, including lawns and landscaping.

Some Utah communities have secondary-water systems while others do not.

Homes without secondary water may use culinary drinking water for irrigation, which can affect summer water expenses.

Do all homes in Salt Lake City have secondary water?

No.

Secondary-water availability varies by city, neighborhood, water district, development, and individual property.

Buyers should verify whether the specific home they’re considering has secondary irrigation water rather than assuming it is available throughout an entire city.

What inspections should I get when buying a house in Utah?

The appropriate inspections depend on the individual property.

In addition to a general home inspection, Utah buyers may consider a sewer scope, radon test, roof or HVAC evaluation, structural inspection, chimney inspection, drainage evaluation, methamphetamine test, pest inspection, or another specialized evaluation when appropriate.

The goal isn’t to order every possible inspection. It’s to investigate the risks associated with the specific property.

Is radon something I should test for when buying a home in Utah?

Radon is something buyers may choose to test for because it cannot be detected by sight or smell.

Testing can determine whether elevated levels are present in the home and whether additional evaluation or mitigation may be appropriate.

Should I rely on a home warranty when buying a house?

A home warranty can provide additional coverage for certain systems or appliances, but it shouldn’t replace a thorough inspection and due-diligence process.

Coverage limits, exclusions, service fees, and payout amounts depend on the individual warranty contract.

If a major system appears to be failing, I prefer that buyers understand the issue before closing rather than assume a warranty will automatically cover it later.

What HOA documents should I review before buying a home in Utah?

Depending on the property, buyers should review the association’s CC&Rs, rules and regulations, budget, reserve information, meeting minutes, insurance information, maintenance responsibilities, rental restrictions, and any pending or approved special assessments.

This becomes particularly important when buying a condo or townhome.

What is an HOA special assessment?

A special assessment is an additional charge an HOA may impose on owners to pay for an expense that isn’t fully covered by regular dues or available reserves.

Examples can include major roofing, paving, landscaping, drainage, building repairs, or other community projects.

Buyers should investigate whether any special assessments are pending, approved, or being discussed before purchasing.

Should I get quotes from more than one mortgage lender?

Comparing multiple mortgage offers can help buyers understand how different lenders structure interest rates, points, lender fees, and credits.

Instead of comparing only the interest rate, compare the Loan Estimates and overall cost and terms of the financing.

What hidden costs should I consider when buying a home in Salt Lake City?

Potential costs vary by property but can include major home repairs, sewer problems, irrigation and water expenses, HOA dues or assessments, homeowners insurance, mortgage costs, and replacement of major systems such as HVAC equipment or roofing.

Relocating buyers should also leave room in their budget for the activities and lifestyle they plan to enjoy after moving to Utah.

Is buying a home in Salt Lake City different if I’m moving from another state?

The basic purchasing process may feel familiar, but relocating buyers can encounter Utah-specific issues they haven’t dealt with before.

These may include secondary water, mountain and hillside properties, irrigation systems, snow removal, radon, local soil and drainage conditions, HOA structures, canyon traffic, and substantial differences between communities throughout the Salt Lake area.

Can I buy a home in Salt Lake City before I move to Utah?

Yes.

Relocating buyers can begin researching communities, preparing financing, touring homes remotely, reviewing disclosures electronically, and narrowing down properties before arriving in Utah.

The important part is evaluating more than the house itself.

You also want to understand the neighborhood, commute, monthly expenses, property-specific risks, and whether the location actually fits the lifestyle you’re moving to Utah for.

When should I contact a real estate agent if I’m moving to Salt Lake City?

You don’t need to wait until you’re ready to make an offer.

If your move is several months away, starting earlier gives you time to compare communities, understand current housing options, prepare financing, and learn which areas make sense for your lifestyle and commute.

Whether you’re 10 weeks or 10 months away, there’s useful planning that can happen before you’re ready to buy.

Moving to Salt Lake City and Planning to Buy a Home?

If you’re relocating to the Salt Lake area, you don’t need to become an expert on every Utah-specific issue before you move.

That’s our job.

My husband Tyler and I help relocating buyers compare communities, understand the local housing market, identify property-specific risks, and navigate the buying process from the first neighborhood search through closing.

And because we aren’t a mega team, you’re working directly with us.

Whether your move is 10 weeks away or 10 months away, it’s not too early to start figuring out which areas and homes make sense for you.

Moving to Salt Lake City and Planning to Buy a Home?

If you’re relocating to the Salt Lake or Park City area and planning to buy a home, Tyler and I would love to help.

We own Lipich Realty Group and work directly with our clients throughout the buying process. We’re not a mega team where you get passed from one person to another — when you work with us, you get both of us.

We help relocating buyers figure out where they actually want to live, compare neighborhoods and commute patterns, understand the things that are unique to buying a home in Utah, and evaluate the risks that come with individual properties before closing.

My background is in cybersecurity and risk management, and Tyler and I are both Air Force veterans, so our approach has always been a little different. We want you to understand what you’re buying, why it makes sense for you, and what potential problems you should know about before they become your problems.

Whether your move is 10 weeks away or 10 months away, you’re welcome to reach out.

Sarah & Tyler Lipich

Lipich Realty Group

Salt Lake City • Park City • Northern Utah

Call or text: 801-652-4007 Email: sarah@thelipichgroup.com Website: SarahAndTyler.com