Buying a second home or a ski home

Decide how you will use the house before you write. A house you occupy for part of the year is often what people mean by a second home. A house that is rented most of the time is a different plan, and lenders often treat it as one. Tell the lender the truth about how you will use it. The pre-approval page explains why the label matters.

Your own use and a rental program can both be limited by the association. A city or county permit, when one is required, does not override a stricter association rule.

An HOA, or association, is the group that manages shared rules and shared costs. Some addresses have more than one association. Read each one.

Ask for the resale certificate or the status letter, the CC&Rs, and the rules. Read the budget, what the dues cover, and whether a special assessment is approved or under discussion. A special assessment is an extra charge on top of regular dues. Look at the insurance the association carries, and ask what you still have to insure yourself.

We do not estimate dues on this page. Dues change. The building across the street is not evidence of what this one charges.

The association documents say whether you may rent, for how long, and whether a rental program applies. A ski week and a year-round rental are different questions. Nightly rental, a minimum stay, and no rental at all are all possible. The document for this address is the one that matters.

Park City and Summit County each have their own rules for short-term rentals. Deer Valley East and some other Wasatch Back addresses are in Wasatch County. The county on the deed is the one whose rules apply. An association can be stricter than the city or the county. Confirm the current public rule with that city or county, and read the association documents. Rules change. This page does not copy one building’s rules onto the next.

Some houses people shop alongside Deer Valley are in private clubs, such as Promontory, Glenwild, Talisker, or Jeremy Ranch. The deed transfers the real estate. A club membership, when one is offered, is a separate relationship on the club’s terms. It may transfer, it may require an application, or it may not be available.

Confirm membership, guests, and assessments with the club, in writing. The longer note on this site is Membership is not the deed. Neighborhood hubs for those clubs are linked at the bottom of this page.

A general home inspection is the start. Mountain houses earn a longer list. You choose the inspectors and you pay them during due diligence. The offer page explains how inspection findings fit the contract deadline. The seller does not have to make repairs unless you both sign an agreement.

A mountain house, a house that sits empty, and a house that is rented are different insurance questions. Ask an insurance agent for a quote on this address before you waive due diligence. The contract’s due diligence time is when that quote still helps you decide.

Also ask about wildfire precautions if the lot is in an area where that matters, and about decks, stairs, and railings under snow and ice. None of this is a reason to skip the house. It is the list that keeps a pretty week from becoming an expensive one.