By Katie Cassidy, REALTOR® | Former Air Force Civil Engineer | MBA

Before We Start

Buying a home is one of the biggest financial decisions you'll ever make. While every buyer should hire a qualified home inspector, I've found that my background as a former Air Force civil engineer gives me a different perspective when walking through a property.

I'm constantly paying attention to how a home was built, how it handles water, and whether it appears to have been well maintained over time.

Here are 10 things I'm naturally looking for every time I step onto a property in Western North Carolina.

1. How Water Moves Around the Property

If there's one thing I pay the most attention to, it's water.

Water is incredibly powerful, and over time it can lead to foundation issues, crawlspace moisture, mold, erosion, and expensive repairs if it isn't managed properly.

I'm looking at:

• Does the ground slope away from the house? (Even if there is a hillside/mountain behind the house, is there a swale that carries water away?)

• Are gutters and downspouts directing water away from the foundation?

• Are there signs of standing water or erosion?

A home doesn't need perfect landscaping, but good drainage is one of the best indicators of long-term maintenance.

2. The Foundation

Almost every home has a few cosmetic imperfections, and not every crack is cause for concern.

Instead of immediately focusing on tiny or "hairline" cracks, I look for patterns that might indicate movement or settlement (and could end up costing you serious $$$).

I'm paying attention to:

• Large or widening cracks

• Stair-step and horizontal cracks

• Uneven floors

• Doors or windows that don't close properly

• Evidence of previous repairs

When something catches my attention, I always recommend further evaluation by the appropriate professional.

3. The Roof and Gutter System

A roof does much more than keep the rain out.

It works together with gutters and downspouts to move water safely away from the home.

I'm looking for:

• Missing or damaged shingles

• Sagging areas

• Gutters full of debris

• Downspouts that dump water directly beside the foundation

Even a newer roof can create problems if water isn't being managed properly.

4. Crawlspaces and Basements

Western North Carolina has a humid climate, and many homes have crawlspaces or basements.

These areas tell a story about how a home has been cared for.

I'm looking for:

• Signs of moisture (effervescence and staining)

• Standing water

• Musty odors

• Proper vapor barriers

• Dehumidification systems

Many mountain homes have moisture management systems, and that's perfectly normal. The key is making sure they're functioning properly.

5. Retaining Walls and Sloped Lots

One of the things that makes our area beautiful is also what makes it unique.

Mountain properties often include retaining walls, steep slopes, and terraced landscaping.

I pay attention to:

• Cracks or leaning walls

• Drainage behind retaining walls

• Soil erosion

• Areas where water may collect

A well-designed retaining wall can last for decades, but proper drainage is essential.

6. Driveways and Accessibility

A gorgeous mountain view can come with a very steep driveway.

That may not be a problem for every buyer, but it's important to think about daily life, not just the view.

Questions I encourage buyers to consider include:

• How will this driveway perform in snow or ice?

• Is there enough room to turn around?

• Will delivery trucks have easy access?

• Is the driveway paved or gravel?

These practical considerations can make a big difference in long-term enjoyment of a home.

7. Trees and Landscaping

I love mature trees, but I also look at how they interact with the home.

I'm paying attention to:

• Dead or damaged limbs

• Trees growing too close to the roof

• Roots affecting driveways, walkways, and foundations

• Areas where vegetation traps moisture against the house

Beautiful landscaping should enhance a property, not create maintenance headaches.

8. Well and Septic Systems

Many homes in Western North Carolina rely on private wells and septic systems.

For many buyers relocating from larger cities, this is completely new.

Private systems are common and can work extremely well when properly maintained, but I always encourage buyers to understand:

• The age of the septic system

• Maintenance history

• Well testing results (water quality, pressure, quantity)

• Pump and equipment condition

• How to maintain these systems in the future

Knowing how these systems work helps buyers feel confident about their investment.

9. The HVAC System

A home's heating and cooling system is one of the most expensive components to repair or replace, so I always take a close look at it during a showing.

Some of the questions I like to ask include:

• How old is the system?

• Is it a heat pump or a traditional furnace and air conditioner?

• What is the fuel source (electricity, natural gas, propane, or oil)?

• Has it been professionally maintained?

• Are service records available?

In Western North Carolina, many homes use heat pumps, while others rely on propane or natural gas. Understanding the type, age, and maintenance history of the system can help buyers anticipate future costs and make a more informed decision.

While a licensed home inspector should evaluate the system, having these conversations early in the process can help avoid surprises after closing.

10. Signs of Deferred Maintenance

One small repair isn't a concern.

Several neglected items throughout the home can suggest that routine maintenance has been postponed for years.

I notice things like:

• Peeling paint

• Loose handrails

• Missing caulk

• Broken exterior fixtures

• Damaged trim

These details help paint a picture of how consistently the property has been cared for over time.

Final Thoughts

My engineering background does NOT replace a home inspection by a licensed professional, and I would never expect it to.

What it does provide is an additional perspective—one that naturally focuses on drainage, grading, structures, and long-term performance.

My goal as a REALTOR® is to help clients make informed decisions by asking good questions, pointing out features they may not have considered, and helping them understand what homeownership will realistically look like after closing.

Whether you're buying your first home, relocating to Western North Carolina, or searching for your forever home in the mountains, I believe that education is one of the most valuable services I can provide.