There’s a Lot More to a Showing Than Looking at the Kitchen
When buyers walk into a home for the first time, their attention naturally goes to the things they can see and imagine themselves enjoying.
The kitchen. The living room. The natural light. The views. The way the spaces feel.
And I love that part of the process.
There’s something exciting about walking into a property and realizing it could be the place you call home.
But while you’re imagining where your furniture might go, I’m usually paying attention to a different set of details.
I’m looking at how the property has been maintained, how it sits on the land, what questions we need to ask, and whether there are potential concerns that deserve further investigation.
I’m Erin McCormick, a Realtor with Keller Williams Vermont, and one of the things I bring to a showing is an understanding of how Vermont properties function beyond what you see in listing photos.
I’m not a home inspector, engineer, or contractor, and a showing is never a substitute for professional evaluations.
But I do believe an experienced Realtor should help buyers look beyond the finishes and recognize when something deserves a closer look.
Here’s some of what I’m paying attention to when we tour a Vermont home.
I Start Evaluating the Property Before We Get Inside
The first thing I’m looking at often isn’t the house itself.
It’s the setting.
How does the property sit relative to the road? Is the driveway steep? Does the land slope toward or away from the foundation? Are there areas where water might collect?
In Vermont, topography can have a meaningful impact on how a property functions.
A beautiful hillside location might offer spectacular views, but it could also mean a challenging driveway in winter.
A low-lying yard may warrant questions about drainage, especially if the property is near a stream or has experienced significant rainfall.
And a long private driveway can mean additional responsibilities for plowing, grading, and ongoing maintenance.
I’m not trying to diagnose drainage or engineering issues during a showing.
I’m looking for characteristics that may influence your experience of owning the property and identifying questions we should investigate.
I Pay Attention to the Roof, Siding, and Exterior Maintenance
A home’s exterior can offer clues about how it has been cared for.
I’m looking at the general condition of the roof, siding, trim, windows, decks, and other visible components.
Are there signs of deferred maintenance? Peeling paint? Deteriorated wood? Visible staining? Gutters that appear damaged or disconnected?
These observations don’t automatically mean something is wrong.
And a roof that looks older isn’t necessarily at the end of its useful life.
But if we notice something that warrants further investigation, I want to identify it early.
This is particularly important with older Vermont homes, where exterior maintenance can be a significant ongoing responsibility.
A beautiful historic farmhouse may have wonderful character, but it may also require a different level of upkeep than a newer home.
I want you to appreciate the charm while understanding the responsibilities that may come with it.
Basements Tell Me a Lot About Vermont Homes
If there’s a basement, I almost always want to see it.
And I don’t mean a quick glance from the bottom of the stairs.
Basements can provide useful information about a property’s construction, mechanical systems, and visible condition.
I’m paying attention to the foundation type, signs of moisture, staining, odors, and any obvious concerns that deserve a professional opinion.
In Vermont, where we have older stone foundations, seasonal groundwater, freeze-thaw cycles, and properties with varying drainage conditions, basement conditions can be particularly relevant.
Some older basements were never designed to function like modern finished living spaces.
That doesn’t automatically make them problematic.
But it’s important to understand the difference between a basement that’s performing as expected for its construction and one that may have a significant water or structural concern.
If we see something questionable, that’s a reason to investigate further, not jump to conclusions.
I’m Looking at the Mechanical Systems, Not Just the Finished Rooms
A beautifully renovated kitchen is easy to appreciate.
A boiler tucked away in the basement is less exciting, but it may have a much greater impact on your future expenses.
During a showing, I want to identify what we can about the home’s heating system, hot water equipment, electrical service, and other major components.
What type of heat does the property use? Oil, propane, electricity, wood, or some combination?
Are there multiple heating sources? Does the home have heat pumps? Is there a backup system?
I’m also interested in the approximate ages of major systems when that information is available.
Vermont winters make heating especially important, and operating costs can vary significantly between properties.
I’m not evaluating the technical condition of these systems.
That’s a job for qualified professionals.
But I want us to understand what equipment is present, what questions to ask, and whether the home’s infrastructure aligns with your expectations.
I Notice Signs of Renovations That Deserve Questions
I love a thoughtfully renovated home.
But whenever a property has been significantly updated, I want to understand what work was completed and whether appropriate permits or documentation are available.
Maybe a garage has been converted into living space.
Perhaps an attic has become a bedroom, or a basement has been finished.
Maybe a second bathroom has been added to an older home.
Those improvements may be perfectly appropriate.
But depending on the work, there could be questions about building permits, wastewater capacity, electrical systems, or other requirements.
In Vermont, especially with older properties that have evolved over many decades, the home’s current layout may not tell the full story.
I want to help buyers identify where additional research may be warranted.
I Think About the Well and Septic System
If we’re touring a property with private water and wastewater systems, those are important considerations.
We may not be able to see much of the septic system during a showing, but I want to understand what information is available.
Where is the system located? Are there permits or plans? Is the system designed to support the current or intended use of the property? What do we know about its age and maintenance history?
For the water supply, is there a drilled well, spring, or another source? Are water quality and quantity tests available?
These questions matter because wells and septic systems can represent significant expenses, and their characteristics may affect future plans for the property.
If you’re hoping to add bedrooms or another dwelling, for example, wastewater capacity could become especially important.
A showing is just the beginning of that investigation.
But I want us to know what questions need answers.
I Pay Attention to the Road and Access
This is one of the most Vermont-specific considerations on my list.
A home can be beautiful, but the road leading to it may have a significant impact on your day-to-day life.
Is the property on a publicly maintained road or a private one?
If it’s private, who maintains it? Is there a written maintenance agreement? Are there recorded access rights?
What might the road be like during winter or mud season?
A steep driveway or remote dirt road may be perfectly acceptable to one buyer and a dealbreaker for another.
And road conditions during a sunny October showing may be very different from what you’ll encounter in March.
I want buyers to think about the property in every season, not just the day we happen to visit.
I Look Beyond the Property Boundaries
When we’re touring a home, I’m also interested in what’s around it.
How close are neighboring properties? Are there visible commercial or agricultural uses nearby? What does the surrounding land look like?
Does the setting provide the privacy you want?
And if a property has an exceptional view, are there questions about adjacent land ownership or possible future development?
A view across a neighboring field can be beautiful, but unless there are applicable legal protections, we shouldn’t assume that the surrounding landscape will remain unchanged forever.
The same applies to privacy.
Trees can be removed, neighboring parcels can change hands, and land uses may evolve.
I want buyers to appreciate the setting while understanding that not everything outside the property boundaries is within their control.
I’m Watching for the Difference Between Cosmetic Issues and Expensive Problems
One of the most useful things I can help buyers do is separate cosmetic imperfections from concerns that may require significant investment.
Outdated wallpaper, worn carpeting, and old light fixtures may not be particularly appealing.
But they’re often more manageable than major structural repairs, water intrusion, or failing infrastructure.
Of course, even cosmetic renovations can become expensive, and the cost of any improvement deserves consideration.
But I don’t want buyers rejecting a fundamentally sound property simply because the seller’s decorating style isn’t their own.
At the same time, I don’t want a beautifully staged home to distract us from important questions about its condition.
I encourage buyers to look at the bones of the house, the layout, the setting, and the major systems.
Those factors often matter far more than the paint color.
I Pay Attention to How the Home Actually Functions
Beyond physical condition, I’m thinking about everyday life.
Does the layout make sense?
Where will you enter the house after a snowy day? Is there room for boots, coats, and all the things that come with living in Vermont?
How convenient is the laundry? Is there adequate storage? Does the kitchen function well? Is there a practical place for outdoor equipment?
Does the house get natural light where you want it?
And if you’re considering a property with multiple levels, does that layout work for your needs today and potentially in the future?
These aren’t necessarily inspection issues.
They’re lifestyle questions.
And I think they’re just as important when deciding whether a home is right for you.
I Also Pay Attention to What We Can’t See
Sometimes the most important part of a showing is recognizing what we still don’t know.
We may need to review permits, confirm property boundaries, obtain septic records, investigate flood history, or consult with an attorney about access rights.
There may be questions about whether a particular use is permitted.
Or perhaps we need a qualified contractor to evaluate the feasibility of a renovation you’re considering.
I don’t believe in pretending to have answers that require someone else’s expertise.
But I do believe in identifying those questions and helping coordinate the appropriate next steps.
That’s part of the value of experienced buyer representation.
A Showing Isn’t a Home Inspection
I want to be especially clear about this.
No matter how many homes I’ve toured or transactions I’ve handled, I am not a substitute for a qualified home inspector.
I cannot determine the condition of a roof simply by looking at it from the driveway.
I can’t guarantee that a foundation is sound, that a septic system is functioning properly, or that a property is free from hidden defects.
And neither can anyone else based on a brief showing alone.
My role is to help you evaluate what we can reasonably observe, review available information, recognize potential concerns, and understand when professional investigation is necessary.
I believe those distinctions are important.
The goal isn’t to make you afraid of buying a home.
It’s to help you make a decision with your eyes open.
I Want You to Fall in Love With the Right Things
Buying a home is emotional, and I wouldn’t want to take that part of the experience away.
I love seeing buyers connect with a property.
But I also want to help them look beyond the excitement of a beautiful kitchen, a stunning view, or a perfectly staged living room.
I want you to understand the house itself, the land it sits on, the responsibilities that come with owning it, and the questions we need to answer before moving forward.
Sometimes we’ll walk away from a showing feeling even more enthusiastic about the property.
Other times, we’ll realize it isn’t the right fit.
Both outcomes are productive.
Because a successful showing isn’t necessarily one that ends with an offer. It’s one that helps you make a better decision.
If you’re thinking about buying a home in Vermont, I’d love to help you approach the process with local knowledge, thoughtful research, and an understanding of what matters beyond the listing photos.
Let’s Find Your Place in Vermont.
Erin McCormick | Realtor, Keller Williams Vermont
Founder, Travel Like a Local® Vermont | Live Local Vermont