What to Look for At your home Showing
Most buyers spend showings looking at paint colors, countertops, and whether their furniture will fit. These are important, but don't forget that the heating system could be 20 years old, the septic tank might need pumping, or the water heater could be near the end of its service life.
Your showing isn't an inspection—think of it as reconnaissance. You're identifying what needs closer examination, not rendering final judgment.
Start With the MLS Sheet
Before you even walk through the door, you should have an MLS listing sheet that contains essential baseline information. Use this as a checklist during the showing. Every category reveals something worth observing.
Wyoming's Buyer Beware Rule: Why Your Showing Matters More Here
Wyoming operates under caveat emptor—'buyer beware'—which means sellers aren't required to complete property disclosure forms like they are in many other states. A seller's agent is required to disclose "all adverse material facts actually known by the licensee," but the licensee may not know about all defects that could affect your decision. For this reason, buyers cannot depend fully on sellers and seller's agents to disclose all important facts about a home.
This places the burden of investigation on the buyer. Your showing, your questions, and your professional inspection are your protection. Unlike states with mandatory disclosure requirements, you can't rely on a seller's written statement about property condition—because no such statement is required. A written disclosure form can, however, be requested. It's not a bad idea to ask for this in an offer or during your inspection timeline. In our experience, sellers usually accommodate this request.
Heating Systems: Fuel Type and Configuration
The MLS confirms the heat source type, but you need to understand the full system. Is there a wood stove as supplemental heat? Baseboard heaters in addition to the furnace? Multiple heat sources are common in Wyoming properties.
For baseboards, determine whether they're electric or hot water. This isn't always obvious—they look similar—but the distinction matters. Hot water baseboards operate at lower temperatures than electric baseboards, making them safer near furniture or curtains. Ask your agent to clarify, or add this to your questions list for the seller.
Find the furnace. Observe its apparent age based on condition—rust, wear, general appearance. Sometimes the installation date is written on the unit. Furnaces may be in a closet, mechanical room, or crawlspace depending on the property.
Natural gas vs. propane:
Natural gas is convenient—no refilling required, consistent supply. You'll see a meter next to the exterior wall if the property has natural gas service. Natural gas is common in Pinedale and subdivisions with infrastructure nearby.
Propane properties usually have a visible tank above ground. In some cases it might be buried, but there may still be a visible propane line and regulator where the line goes into the house. If a home has propane, verify whether the tank is owned or leased, and which company they use.
Wood stoves and gas fireplaces:
If the property has a wood stove, most buyers request chimney cleaning prior to closing. Insurance companies take an interest in wood stoves and, for free-standing wood stoves, it's good to know the make and model of the stove and minimum safe distance from the wall.
Gas fireplaces are common but can be cosmetic rather than functional heat sources. Determine whether the fireplace is actually relied on for heating or just provides ambiance. This affects your expectations for heating costs.
Questions to ask the seller:
When was the furnace last serviced?
What are typical monthly utility costs—high, low, and average?
If propane: tank owned or leased? Which company?
If wood stove: when was chimney last cleaned?
If gas fireplace: does it function as primary or supplemental heat?
Winterized vacant homes:
Vacant homes may have water turned off with lines either drained or filled with antifreeze. You'll notice pink or blue antifreeze in toilet bowls. This is normal for winter vacancies but means you can't fully evaluate plumbing or water systems during the showing.
Request that the water be turned on before the professional inspection so the inspector can evaluate the home's systems.
Water Systems: Wells and Quality
Well systems are common in Sublette County. During the showing, some buyers taste the water to check for mineral content, sulfur smell, or other characteristics. This is personal preference—water that tastes fine to one person might be unacceptable to another.
Beyond taste, you're looking for obvious warning signs. Run faucets and check water pressure. Look for visible sediment in toilet bowls—this can indicate filtration problems. Observe whether the water appears clear or has discoloration.
The age of well equipment—pump, pressure tank, controls—usually isn't visible during showings. The seller can answer: when was the pump installed, and has there been any maintenance or replacement in the system while they owned it?
Water softeners aren't standard in this area. If the property lacks one and you're concerned about hard water, check for visible scale buildup on faucets or in the toilet tank.
Irrigation systems:
Properties with acreage may include irrigation rights and infrastructure—ditches, pumps, distribution systems. Ask the seller how they've managed irrigation: what's the schedule, what's the relationship with neighbors who share ditch systems, what maintenance is required?
Water quality testing:
Water testing usually occurs only when lenders require it, but it's a service most home inspectors offer if desired. Sublette County wells generally produce good water, but testing provides certainty. Maintenance requirements for wells are minimal, but buyers should be aware that even in a well that produces good water, bacteria can build up and require occasional chlorine treatment.
Sewer and Septic Systems
Septic systems are invisible during showings—they're buried. You won't see the tank or leach field. What you can observe are warning signs of problems: pooled water in unexpected areas, soggy ground near where the septic field should be, or sewage odors.
If everything appears and smells normal, the system is probably functioning adequately. But "probably" isn't certainty.
Septic pumping and inspection:
The only meaningful septic inspection happens when the tank is pumped. The service provider can perform visual inspection of the tank interior during pumping, checking for cracks or backflow from the leach field, a sign that it may not be draining adequately.
Request that the seller pump the septic system before closing—but only during warmer weather. Pumping when ground is frozen risks freezing the system and creating expensive problems. Winter buyers can negotiate a credit to pump the septic in spring.
The seller can tell you when the tank was last pumped and what they know about system condition. Most sellers know when the tank was last pumped, and occasionally you'll learn about past repairs or ongoing maintenance.
System capacity:
Sublette County inspects and approves septic systems during installation, so the tank should be appropriate to the home size. Undersized systems are rare. This typically isn't a concern unless you're planning significant additions or dramatically increased occupancy.
Mound systems:
Properties with high water tables sometimes use mound systems where the leach field is elevated above grade. These require pumps to move wastewater uphill. Mound systems work reliably but have additional mechanical components that require occasional maintenance. If you see an obvious mound on the property, ask about pump age and service history.
Electrical Systems: Capacity and Safety
Many buyers experienced with mechanical systems will open the electrical panel to verify service capacity and approximate age of the wiring. If you're not well-versed in electrical systems, your home inspector will provide a detailed evaluation anyway.
Backup generators:
Backup generators are fairly common in rural areas. Whole-house generators often run on natural gas (if available) or propane. Portable generators require manual connection. Observe whether the property has generator infrastructure and what fuel it uses. Even if a generator isn't present, some homes have a generator outlet built in with the appropriate wiring to accommodate one.
Knob and tube wiring:
Occasionally, older homes contain knob and tube wiring—an obsolete system from early electrical installations. This doesn't automatically disqualify a property, but it often affects insurance and may require updates. Home inspectors will identify this.
Structure and Materials: Maintenance Implications
Construction type affects long-term maintenance expectations.
Log siding and wood exteriors:
Any wood siding—including log construction—requires maintenance every 3-5 years. Re-staining, re-chinking (for logs), and inspection for rot are ongoing responsibilities. Home inspectors visually check logs for rot, which may surface as a required repair before closing.
Treatment methods include replacing damaged sections, grinding out rot and filling with resin, and applying protective coatings. Budget for regular maintenance if you're buying a log or wood-sided home.
Properties with low-maintenance siding (fiber cement, vinyl, wood composite) have different maintenance profiles and usually require much less care.
Roof type:
Metal roofs are extremely common in Sublette County. They usually last longer than asphalt shingles and handle snow loads well. But metal roofs allow snow to slide more readily than shingles, creating heavier accumulation on the ground where snow sheds.
North-facing aspects of the home can be more difficult to deal with when it comes to sliding snow. It builds up and lasts longer in the shadow of the home. If snow slides directly onto walkways, driveways, or entries, this can create some additional concerns for access. This is another good opportunity to ask about the seller's experience.
Visible signs that a metal roof needs attention include tears, separated panels, or rust. For asphalt shingles, look for damaged, curling, or missing shingles.
Winter showings won't allow full roof inspection when snow covers the surface. Buyers purchasing during winter months should understand that roof condition may not be completely verifiable until spring.
Foundation type:
Crawlspaces are typical in Sublette County. Some properties have full basements where the water table allows. Slab foundations exist but are less common. Some buyers like to view the crawlspace during a showing to assess things like general condition, presence of insulation on foundation walls, insulation between floor joists, presence of moisture, and location of any equipment (i.e. furnace, water heater, pressure tank) that may be present.
Look for obvious cracks or damage in visible foundation elements, but leave structural assessment to professionals. Home inspectors have a practiced eye and know how to judge the importance of any cracks present.
Windows and doors:
Check whether windows are old single-pane or newer double-pane insulated units. Look for moisture between panes—evidence that seals have failed. Test whether windows open and close smoothly. Window replacement is a costly business, and it's good to know if you need to budget for this or bring it up as a negotiating item during the inspection process.
For doors, observe fit and swing. Gaps where light shows through indicate poor weatherstripping or structural settling. Most buyers don't conduct detailed door and window inspections—they leave this to the home inspector—but obvious issues are worth documenting.
Outbuildings: Power, Condition, and Function
Power to outbuildings:
If you have tools, equipment, or workshop plans, verify the electrical service meets your needs. If the existing service is inadequate, check whether the property's electrical infrastructure can support an upgrade.
Structural condition:
Look for obvious red flags—sagging rooflines, damaged siding, compromised foundations. Most outbuildings have gravel floors or concrete pads. Cracked concrete or settling is common but may not indicate major problems.
Unless you see serious structural damage, leave detailed assessment to the home inspector or a contractor if you're planning renovations.
Horse facilities:
Equestrian buyers know what they're evaluating—shelter, water systems, turnout areas, fencing quality. If you're planning for horses but not experienced with them, don't assume you can evaluate facility adequacy. Consult someone with livestock experience if this is important to your purchase decision.
Garage and shop features:
Insulated and heated garages add significant value in Wyoming's climate. Floor drains help melt snow and ice from vehicles in winter. Observe which features exist and their condition.
Not every garage or shop needs to be finished to be functional. Use matches your needs—basic storage requires less than a working shop space.
Snow removal and access:
How does the seller clear the driveway? Who plows the road for property access? In rural areas, road maintenance may fall to the HOA, county, or individual property owners. Snow removal is a major practical consideration for winter access—verify the arrangement during your due diligence period.
Property-Specific Considerations
Acreage and land features:
If the property includes significant acreage, walk it if possible. What you're looking for depends on intended use—pasture quality for livestock, building sites for future structures, irrigation access for agriculture, or simply privacy and space.
Pay attention to fencing condition if fencing exists. Buyers planning livestock need appropriate boundary fencing.
Subdivision details:
Request covenants and restrictions, and any unique subdivision rules. Ask about the HOA: Is there an active board? What are annual fees? Who handles road maintenance including snow plowing?
Subdivision-specific details often aren't obvious during showings. Some subdivisions restrict certain uses, limit outbuilding construction, or require architectural approval for changes. Read covenants before making offers.
Seasonal limitations:
Winter showings hide certain property features. Snow-covered roofs can't be inspected. Lawn and landscaping condition isn't visible under snow—request summer photos if available. Occasionally outbuildings aren't accessible due to snow and ice buildup.
You may not have the option to revisit in different seasons. Buyers purchasing during winter should acknowledge what they can't verify and account for that uncertainty in their offer and inspection process.
Wildlife and gardens:
Deer and moose will infiltrate gardens unless protected by 6-foot wildlife fencing. If gardening matters to you, plan for wildlife-proof fencing or a greenhouse or accept that deer will browse your plants. The climate in Sublette County may also call for a greenhouse, considering that this is the only way to grow most garden vegetables. For flower gardens, there are wildlife-resistant varieties you can grow in the open.
Views and site orientation:
The predominant wind direction affects how you'll use outdoor spaces. Ask your agent which direction wind typically comes from. Sheltered areas on the property may be obvious—south-facing walls, protected courtyards, wind-breaking structures.
Privacy from neighbors is usually apparent during the showing. Views advertised in listings (like "Wind River Mountain Views") should be verified in person to assess the actual experience. If clouds obscure mountain views during your showing, plan a drive-by on a clear day to assess the actual sight lines.
The Relationship Between Showings and Inspections
Your showing observations don't replace a professional inspection. Home inspectors have training, equipment, and a methodical process to ensure their inspections are thorough.
The showing serves a different purpose: you're determining whether to invest time and money making an offer. You're identifying questions that need answers. You're gathering information that helps you decide if this property warrants deeper investigation.
Everything you observe during showings gets a detailed look during the inspection. The inspector will evaluate systems you couldn't fully assess. They'll access crawlspaces, climb on roofs, test components, and render professional opinions on condition. They will also tell you when an issue is beyond their expertise and recommend a licensed tradesman evaluate it.
Your job isn't to be an expert. Your job is to pay attention systematically so your concerns are addressed during the inspection.
The Bottom Line
Showings aren't inspections. Don't try to diagnose foundation problems, evaluate electrical systems, or render judgment on mechanical equipment. That's what inspectors do.
But don't walk through passively either. Use the MLS sheet as a checklist. Observe systematically. Document what needs questions or follow-up. Photograph anything that concerns you.
Your showing is reconnaissance. The inspection is verification. Both serve essential purposes in making informed buying decisions.
It's easy to focus on paint colors and cabinet style. But don't leave out important elements like the heating systems, water quality, outbuilding power, and access questions. A systematic approach can save time and money in the long run.
Sources
Wyoming Buyer Beware Law:
Wyoming operates under the common law doctrine of caveat emptor ("buyer beware"), meaning sellers are not required by state law to complete property disclosure forms. Nolo Legal Encyclopedia - Selling a Wyoming Home: What Are My Disclosure Obligations?
Real Estate Agent Disclosure Requirements:
Wyoming Statute § 33-28-303(c) requires that "a licensee acting as a seller's agent owes no duty or obligation to the buyer, except that a licensee shall disclose to any prospective buyer all adverse material facts actually known by the licensee." Wyoming Statutes Title 33, Chapter 28, Article 3, Section 33-28-303
Property Disclosure Requirements:
Wyoming is one of six U.S. states that maintains caveat emptor rules, placing investigation burden on buyers rather than requiring mandatory seller disclosures. Clever Real Estate - Disclosure Requirements for Selling Wyoming Real Estate