The Top 10 Most Frequent Home Issues Found in Salt Lake City

Salt Lake City’s unique climate, geology, and housing stock present a distinct set of challenges for homebuyers and homeowners alike. At Behind the Scenes Home Inspections, we’ve performed thousands of inspections and have noticed clear trends in the issues that arise most frequently in the area. Whether you’re thinking of buying a home, selling, or simply maintaining your property, understanding these common concerns is key to avoiding costly surprises and protecting your investment.

1. Foundation and Settlement Cracks

The fluctuating moisture levels in Salt Lake City’s soils—especially those with high clay content—can cause foundations to shift and settle over time. Our inspectors often find cracking in basements and crawlspaces, ranging from hairline fissures to more substantial gaps. While minor settlement is normal, larger cracks can indicate significant movement and potential structural concerns. Homeowners should regularly monitor foundation walls for new or spreading cracks and consult a professional if major changes appear.

2. Roof Wear and Weather Damage

Salt Lake City’s harsh winters, heavy snowfall, and powerful summer UV exposure can take a toll on roofing materials. Shingles may curl, crack, or lose granules prematurely. Ice damming, caused by improper attic insulation or ventilation, is another frequent culprit, leading to leaks and water damage in the attic. Regular roof inspections—especially after the winter thaw—can catch small issues before they escalate.

3. Water Intrusion and Drainage Problems

Basements in Salt Lake City are particularly susceptible to water intrusion, thanks to snowmelt, high water tables, and improper exterior drainage. Signs of moisture include damp walls, efflorescence (white powdery residue), or even standing water after storms. Over time, persistent moisture can foster mold growth and compromise structural integrity. Solutions include regrading the yard, extending downspouts, and installing sump pumps or French drains. The EPA provides guidelines for preventing mold due to moisture.

4. HVAC Inefficiencies and Filter Issues

Due to Salt Lake City’s cold winters and hot summers, HVAC systems are put through their paces. Inspectors frequently encounter clogged filters, outdated equipment, and ductwork leaks. These issues reduce efficiency, drive up utility bills, and can even shorten the lifespan of the system. Homeowners should change filters regularly and schedule annual servicing with a licensed HVAC technician.

5. Plumbing Concerns: Leaks and Old Piping

Many older Salt Lake City homes still have original plumbing, which can include galvanized steel or even lead pipes. Corrosion, leaks under sinks, and slow drains are among the most common issues we identify. Over time, old pipes can fail, leading to costly water damage. Upgrading to modern piping materials and inspecting for leaks regularly can help prevent these problems.

6. Electrical System Deficiencies

Electrical safety is paramount, yet older homes often lack grounding, have outdated panels, or suffer from amateur wiring. Improperly wired outlets, insufficient GFCI protection in kitchens and bathrooms, and overloaded circuits are all issues we see regularly. These concerns can pose fire and shock risks if not addressed. Homeowners should have electrical systems inspected by a certified electrician and consider upgrades to meet current codes and safety standards. 

7. Window and Door Seal Failures

Salt Lake’s temperature swings can wear down window and door seals, leading to drafts, condensation, and higher energy bills. Failed seals may also allow water penetration, causing rot or mold in the surrounding structure. Regularly inspect windows and doors for visible gaps, fogging between double panes, or difficulty opening and closing.

8. Attic Insulation and Ventilation Shortcomings

Proper attic insulation and ventilation are essential in Salt Lake City to control energy costs and prevent ice dams. Inadequate insulation leads to heat loss in winter and excessive heat gain in summer, overworking HVAC systems and raising utility costs. Our inspections often reveal insufficient insulation, blocked soffit vents, or bathroom vents that terminate in the attic.

9. Exterior Grading and Siding Issues

Negative grading—where soil slopes toward the house—can channel water right into the foundation, leading to moisture problems. Damaged or poorly maintained siding can also allow water to penetrate the home’s envelope. Regularly check for signs of rot, peeling paint, or gaps in siding materials.

10. Pest Intrusion and Damage

Salt Lake City homes are not immune to pest problems. Rodents, insects, and even birds can find their way inside through gaps in siding, attic vents, or foundation cracks. Evidence of pests includes droppings, gnawed wires, or nests. Preventative measures include sealing entry points, keeping vegetation trimmed away from the house, and scheduling periodic pest inspections.

Proactive Steps for Homeowners and Buyers

Routine maintenance and regular inspections are the best defense against these frequent home issues. Establish a seasonal checklist to address critical areas like roofs, gutters, HVAC systems, and exterior drainage. For homebuyers, a comprehensive inspection by a trusted company like Behind the Scenes Home Inspections can reveal hidden problems before you commit to a purchase.