The Most Important Information About a Home Isn’t Always in the Listing Photos
When buyers find a Vermont home they love, their first questions are usually about the things they can see.
How big is the kitchen? What’s the view like? How many bedrooms are there? Does the property have enough land?
And those are all reasonable questions.
But some of the most important information about a property isn’t visible in the photographs or even during a showing.
It’s in the disclosures, permits, property records, and other documents that help us understand what we’re actually buying.
I’m Erin McCormick, a Realtor with Keller Williams Vermont, and one of the things I take seriously when representing buyers is reviewing available property information before we get too far into the process.
I don’t want clients falling in love with a home only to discover later that the septic system doesn’t support their plans, the property has a history of flooding, or the driveway crosses neighboring land without clearly documented access rights.
Not every issue can be discovered in advance, and disclosures aren’t a substitute for professional inspections or legal review.
But I believe the information that’s available deserves our attention.
Here’s what I’m looking for when I review Vermont property disclosures and supporting records.
First, I Want to Understand What the Seller Actually Knows
A property disclosure is generally intended to communicate information about a home’s condition and history.
But it’s important to understand that a seller may not know everything about a property.
Someone who has lived in a house for thirty years may have extensive knowledge about its systems, repairs, and maintenance.
An estate representative, investor, or owner who has rarely occupied the property may have much less firsthand information.
That’s why I pay attention not only to the answers but also to the context.
How long has the seller owned the property? Have they occupied it? Are there questions they couldn’t answer?
And are there areas where additional investigation would be appropriate?
I don’t automatically interpret an unanswered question as evidence of a problem.
But I also don’t want buyers assuming that a lack of reported issues means a property is free of defects.
Water Intrusion and Flood History Are High on My List
Vermont’s experience with significant flooding has made water-related due diligence especially important.
When reviewing available disclosures, I pay close attention to any reported history of flooding, basement water, drainage problems, or moisture intrusion.
Has water entered the basement?
Has the property experienced flooding from a nearby river or stream?
Have drainage improvements been made?
Are there records of repairs or insurance claims?
And what do available flood hazard maps and other resources indicate about the property’s location?
A home doesn’t need to sit directly beside a river to experience water problems.
Surface runoff, groundwater, poor drainage, and other conditions can create concerns.
I also want buyers to understand that flood maps have limitations. A property outside a mapped flood hazard area isn’t necessarily free from flood risk.
If something raises questions, we may need to consult insurance professionals, municipal officials, inspectors, or other qualified experts.
I don’t believe in dismissing water-related concerns simply because a basement looks dry on the day of the showing.
I Want to Understand the Septic System
For many Vermont properties, wastewater infrastructure is one of the most important areas to investigate.
If a home has a private septic system, I want to review whatever documentation is available.
Is there a wastewater permit?
Are there approved plans showing the system’s location and design?
How many bedrooms or what use was the system designed to support?
When was the system installed?
Are there maintenance or pumping records?
Have there been known problems?
These details can become particularly important if a buyer wants to add bedrooms, finish living space, or construct another dwelling.
A home may physically contain more bedrooms than the available wastewater documentation supports.
That doesn’t automatically establish a violation or determine how the property may be used, but it does create questions worth investigating.
I also don’t assume that a septic system is functioning properly simply because the seller hasn’t reported a problem.
Depending on the circumstances, a qualified septic evaluation may be appropriate.
Private Wells Deserve Attention, Too
If a property relies on a private well or another private water source, I want to understand what’s known about the supply.
Are there available water quality tests?
What type of water source serves the property?
Are there records of the well’s installation, depth, or reported yield?
Has the seller experienced water quantity or quality problems?
Vermont buyers should also consider whether the water supply meets their household’s needs and whether additional testing is appropriate.
Water quality and quantity are separate issues, and neither should be assumed based on how the water looks or tastes.
When needed, I encourage buyers to work with qualified professionals to evaluate the system.
I Look Closely at Heating Systems and Major Improvements
Vermont winters make heating systems an especially important consideration.
I want to understand what type of heat the home uses, the approximate age of the equipment, and whether the seller has records of maintenance or replacement.
Oil, propane, wood, electricity, and heat pumps can all have different operating and maintenance considerations.
If the property has multiple heating sources, I want to understand how they’re intended to function together.
I also review information about major improvements.
Has the roof been replaced? Were windows updated? Has the electrical service been improved? Was the foundation repaired?
And are there invoices, warranties, permits, or other records supporting the work?
A seller’s statement that a roof is newer can be useful, but I’d rather know when it was installed and whether supporting documentation is available.
Renovations Can Raise Important Permit Questions
Older Vermont homes often have interesting histories.
A farmhouse may have been expanded over several generations.
An attic may have been converted into living space.
A garage may now function as a guest suite, or a basement may have been finished.
Those improvements can add value and functionality.
But I want to understand whether permits or approvals were required and whether relevant documentation exists.
Depending on the work, there may be questions involving wastewater capacity, zoning, electrical systems, building requirements, or the property’s permitted use.
I don’t assume that a renovation is problematic simply because it’s old or documentation is limited.
But if a buyer is relying on a particular space for a specific purpose, I want us to understand whether additional verification is necessary.
Private Roads and Access Rights Can Be Easy to Overlook
This is one of the most Vermont-specific parts of property due diligence.
A home may be accessed by a private road, shared driveway, or right-of-way across neighboring land.
And just because a road has been used for decades doesn’t necessarily answer every legal question about access or maintenance.
I want to understand whether the property has documented access rights, whether a road maintenance agreement exists, and what responsibilities may apply to the owner.
Who pays for plowing?
Who maintains the road during mud season?
How are major repairs handled?
Are there shared expenses?
And could the road’s condition affect financing or the buyer’s intended use?
These questions often require review of deeds, recorded agreements, and other documents by the buyer’s attorney.
But identifying them early can prevent unnecessary surprises.
I Review Information About Property Boundaries and Easements
A listing may advertise a particular acreage, but that doesn’t necessarily tell us where every boundary lies.
If a buyer wants to build a fence, add a structure, clear trees, or use a specific portion of the land, property boundaries and recorded restrictions may become important.
I’m interested in whether a survey is available, whether there are known boundary disputes, and whether recorded easements affect the property.
An easement might provide access to another parcel, allow utilities to cross the land, or otherwise affect how part of the property can be used.
These aren’t necessarily negative characteristics.
But buyers should understand them.
And when boundaries or legal rights matter to the purchase, I want the appropriate attorney, surveyor, or other professional involved.
I Pay Attention to What Isn’t Answered
Sometimes the most useful part of reviewing disclosures is identifying the questions we still need to ask.
Maybe the seller doesn’t know when the septic system was installed.
Perhaps there’s no documentation for an addition.
Or the disclosures mention a past repair without explaining what caused the original problem.
I don’t believe every missing detail is a red flag.
But I also don’t believe we should fill in the gaps with assumptions.
My approach is to make a list of what we know, what we don’t know, and what we may be able to verify.
Some questions can be answered through municipal or state records.
Others may require a conversation with the seller, a professional inspection, or legal review.
And sometimes, the information simply isn’t available.
In those cases, I want buyers to understand the uncertainty and decide whether they’re comfortable proceeding.
Disclosures Aren’t a Substitute for Inspections
This is an important distinction.
Seller disclosures are one source of information.
They aren’t a warranty that every component of the property is in good condition.
And they don’t replace independent due diligence.
A seller may be unaware of a developing problem.
An issue may not have been visible during their ownership.
Or a system may function today but still be nearing the end of its expected service life.
That’s why I encourage buyers to consider appropriate inspections and professional evaluations.
The specific investigations will depend on the property and the buyer’s circumstances.
My role is to help identify the relevant questions, coordinate information, and make sure buyers understand their options.
I Want to Do This Research Before You’re Emotionally Invested
One of the things I believe strongly is that good buyer representation starts before we walk through the front door.
If a property has a documented issue that conflicts with your plans, I’d rather discover that before scheduling a showing.
If there’s a question about wastewater capacity, I’d like to understand it before you start imagining an additional bedroom or guest cottage.
And if a property has a known flood history, I want us to discuss that before you’re making an offer.
Not every document will be available before a showing, and sometimes the research continues after we’re under contract.
But I don’t believe in waiting until the last possible moment to ask important questions.
Sometimes the most valuable thing I can do for a buyer is help them recognize a property that isn’t worth pursuing.
My Goal Is to Help You Understand What You’re Buying
I don’t expect every Vermont property to be perfect.
Older homes have histories. Rural properties come with responsibilities. And even newer construction can have issues that deserve investigation.
My goal isn’t to find reasons to reject every home.
It’s to help you understand the property, its known conditions, and the questions that need answers.
That requires reviewing available information carefully, recognizing the limits of what we know, and involving qualified professionals when necessary.
I want buyers to feel informed rather than surprised.
Because the more we understand before closing, the better prepared you’ll be for the responsibilities that come with ownership.
A beautiful home is worth getting excited about. But the information behind the listing deserves just as much attention.
If you’re thinking about buying a home in Vermont, I’d love to help you navigate the process with thorough research, local knowledge, and a thoughtful approach to due diligence.
Erin McCormick | Realtor, Keller Williams Vermont
Founder, Travel Like a Local® Vermont | Live Local Vermont
This article is general educational information. Disclosure obligations, permit requirements, and due diligence needs depend on the property and transaction. Consult qualified inspectors, attorneys, and other professionals as appropriate.