You’ve found the one. The house looks great, the location feels perfect, and the price is right on the money. The seller seems nice enough, maybe even a little too nice. Everything feels like it’s falling into place.
But then they say something that gives you pause: “Oh, we’ve never had a problem with that.”
That’s when your gut kicks in. And if you know what to look for, that gut feeling might just save you from a real estate nightmare.
I’m Ben Geanetta, a local realtor here in Sandpoint, Idaho, and I help people relocate to North Idaho every day. Here are eight red flags to watch for when buying a home in Sandpoint, Sagle, Dover, or anywhere nearby—so you don’t end up with a money pit disguised as your dream home.
1. “We’ve Never Had a Problem With…” (Insert Critical System Here)
The well, the septic, the attic, the crawl space—whatever it is, be cautious when sellers brush off concerns with, “Oh, we’ve never had an issue.”
Truth is, if you’ve never tested your well water or inspected the crawl space, how would you know there’s a problem? I’ve seen buyers take sellers at their word only to discover water intrusion, mold, or an overworked septic system a few months later.
Ask questions. Get inspections. Don’t assume no news is good news.
2. The Seller Checked “I Don’t Know” on the Disclosure—For Everything
Property disclosures are required in Idaho. Sellers must disclose anything materially wrong with the house—like water damage, rodent infestations, fires, or structural issues.
So if you get a disclosure form where every single box is marked “I don’t know”? That’s a red flag. Sellers should know at least something about the home they’ve lived in. If they’re dodging, you should be digging.
3. DIY Renovations With No Permits
A fresh remodel might look nice on the surface, but if the seller says, “We did the work ourselves, no permit needed,” take caution.
In Bonner County, there are no building codes—which means there’s no one checking to make sure DIY work was done safely or to standard. You could be inheriting faulty wiring, unsafe plumbing, or structural shortcuts. It might not show up right away, but it can cost you big time down the road.
4. Remodel + Quick Sale = Something’s Up
Here’s a scenario I see too often: someone remodels a home and immediately puts it back on the market. Or maybe the house has changed hands three times in six years.
Doesn’t mean it’s a bad house—but it’s worth asking why. Why remodel just to sell? Why so many owners in a short time? Sometimes there’s a valid reason (like a job transfer), but sometimes there’s a lingering issue they’re trying to pass on.
Ask the listing agent. Ask the previous owners if you can. The “why” matters.
5. “Investor Special” or “Deferred Maintenance” in the Listing
You’ll see this a lot in listing descriptions. It sounds like a deal—but usually it’s code for this house has issues.
Think: leaky roof, failing systems, bad grading, or major repairs the owner just didn’t want to deal with. If you see “deferred maintenance” or “investor special,” be prepared to put in some work—and some cash.
6. Buzzwords Like “Charming” or “Quaint”
These words feel warm and fuzzy, but they often hide a home’s quirks—like outdated features, awkward layouts, or small square footage.
Don’t fall for it without seeing the house in person (or at least via FaceTime with your agent). Ask for room measurements. Check the flow. A “cozy kitchen” might really mean you can touch the stove and the sink at the same time.
7. Very Few Photos—or Only Exterior Shots
When a listing only shows one blurry exterior photo or a couple of vague angles, something’s probably being hidden.
Sometimes it’s personal (expensive items or tenant privacy), but most of the time? It’s something visual they don’t want you to see. Think: weird layouts, poor condition, or undesirable views.
Nine times out of ten, few photos = red flag.
8. Too Much Incense or Air Freshener
You walk into the house and it smells like a lavender spa… but instead of relaxing, you’re wondering what they’re covering up.
It could be pet odors, smoke, mold, or something else entirely. Strong scents often mean they’re masking something, not just setting a vibe. If it smells too good to be true, your nose might be trying to tell you something.
Let’s Wrap It Up
Buying a home in Sandpoint (or anywhere in North Idaho) is exciting—but it’s also a major investment. These red flags don’t mean you should run for the hills, but they do mean you should ask smart questions and get the right inspections.
Have you ever spotted a red flag while house hunting? Drop a comment, I would love to hear your story!