Buying real estate is something I do every day for my clients, but going through the process personally—especially in a different market—has been an eye-opening experience. Over the past month, my husband, Sean and I have been searching for a rental property in Salt Lake City for our son, Aidan. While the fundamentals of real estate are the same, there are enough differences between Utah and Denver that we are especially grateful to have a knowledgeable local agent by my side.
We recently found a triplex that seemed like the perfect fit. After some back-and-forth negotiations, we got our offer accepted and moved on to the inspection. That’s where things got interesting.
The Inspection Rollercoaster
One thing I quickly learned: in a college town, meth testing is a must—something we don’t routinely do in Denver unless there's suspicion. Testing a triplex meant three separate tests, and the cost added up fast. Then came the rest of the inspection, which felt like uncovering a ticking time bomb.
- Plumbing disasters waiting to happen – Polybutylene and galvanized pipes, both failing. Water pressure was dangerously high at 140 psi when it should have been around 80.
- No heat in the basement – The thermostat wasn’t communicating with the boiler’s electrical board, and since the tenants never complained, the owner had no idea.
- Major electrical issues – The home's electrical system was a major concern, requiring a full panel replacement and complete rewiring to ensure it was safe and not a fire hazard.
- Sewer nightmare – A break at the city main meant sewage was leaking into the ground. Worse, the sewer line was too dirty to fully inspect, so more issues could be lurking.
- Roof problems – Four layers of roofing when the max should be two. Yet another shortcut instead of proper maintenance.
- Meth contamination – One unit tested positive, meaning all the tenants’ belongings had to be discarded, carpets, window coverings and swamp cooler need to be replaced and the entire unit repainted. The remediation process alone would take about 30 days and is 5000+ dollars to remediate.
The Decision Point
After gathering repair estimates, my agent and I sat down to evaluate the numbers. Could we make this work with a price adjustment, or was it better to walk away? We set our bottom line and stuck to it. The seller, unwilling to budge, told us to pound sand. Now, ironically, they’re coming back to us—but we’re holding firm.
Meanwhile, we found another property. Newly renovated, better price point, but significantly smaller. We hesitated, and when we finally decided to make an offer, it was too late—someone swooped in with cash. That’s just how it goes in real estate, and I have a renewed sympathy for buyers going through this process. The waiting, the decision-making, the losses—it’s tough when it’s your own purchase on the line.
The Takeaway: Hire an Expert
This experience has reinforced something I already knew: working with an experienced real estate agent is crucial. Markets operate differently, rules vary, and unexpected surprises always come up. In a competitive environment—especially when purchasing investment properties or housing for professionals like doctors—having someone who understands the nuances makes all the difference.
I’m grateful for my background in real estate and for my trusted agent in Salt Lake City. Without her knowledge, network, and resources, this process could have been far more stressful and costly. If you’re thinking about buying, whether it’s for yourself or as an investment, make sure you have an expert guiding you. It’s not just about finding a property—it’s about making the right investment with confidence.
That’s why working with a PREN-vetted agent is invaluable. We’ve done the work to ensure you have the best, most qualified professional by your side—someone with the expertise and connections to help you successfully buy or sell your home with confidence.
For now, we keep searching. The right property is out there, and when we find it, we’ll be ready.
