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Due Diligence
Buying or selling a home isn't just about pretty pictures and open houses. That gets you there. My job is about making sure every detail behind the scenes lines up before anyone signs anything. That's where due diligence comes in, and in New Hampshire, it's one of the most important parts of the process. Done well, it protects both sides, surfaces surprises early, and makes the closing table feel like a celebration instead of a negotiation.
1.
Title Search and Legal Check
Before a property can change hands, we confirm it's actually free and clear. That means checking for liens, deed restrictions, or any ownership disputes that could complicate the sale. Think of it as a background check for the house itself. Better to know what you're working with before anyone gets attached.
2.
Inspections and Tests
This is where the classics come in: home inspection, septic evaluation, water quality, radon, and pest checks. Buyers get the reassurance they need, and sellers who get ahead of this tend to look prepared rather than pressured. *One thing worth knowing for waterfront buyers specifically: under RSA 485-A:39 (effective September 1, 2024), if you're purchasing a developed waterfront property with a septic system within 250 feet of the water's edge, the septic evaluation is your responsibility as the buyer, and it has to be completed before the transfer. The evaluation must be performed by a New Hampshire licensed septic system evaluator at the buyer's expense. If the seller has an existing evaluation, you can accept it as long as it was completed within 180 days of the closing date. If the system turns out to be failing, it needs to be repaired or replaced within 180 days of the transfer. It's a newer law and one that catches people off guard, so we make sure our waterfront clients know about it well before they're sitting at the closing table.
3.
Seller Disclosures
Under NH RSA 477:4-d, sellers are required to disclose known material defects. Roof issues, septic history, heating quirks, you name it. Full transparency isn't just a legal obligation here, it's also good strategy. What gets hidden tends to surface anyway, usually at the worst possible moment. Honesty is the best policy here.
4.
Zoning and Land Use
Every town in New Hampshire has its own set of rules around setbacks, shoreland protection, and what you can and can't build. Buyers need to understand what they're actually purchasing the right to do with a property. Sellers who share this information early tend to move through the process with a lot less friction.
5.
Environmental Matters
Clear lot lines prevent a surprising number of headaches down the road. A current survey confirms exactly what's being sold and removes any ambiguity about fences, outbuildings, or shared access points.
6.
Surveys and Boundaries
Under NH RSA 477:4-d, sellers are required to disclose known material defects. Roof issues, septic history, heating quirks, you name it. Full transparency isn't just a legal obligation here, it's also good strategy. What gets hidden tends to surface anyway, usually at the worst possible moment. Honesty is the best policy here.
7.
Financing and Contract Contingencies
Both sides benefit from understanding the timeline. Buyers need defined windows for inspection and financing approvals. Sellers need to know exactly when the deal becomes firm and what conditions could still allow a buyer to walk away. Clarity here keeps everyone on the same page.
8.
Final Walk-Through
This is the last look before the keys change hands. Buyers confirm the property is in the condition agreed upon. Sellers get the chance to show they've delivered on their end. A smooth walk-through is one of the quietest signs that a transaction was handled well.
Start with a conversation.
Whether you are exploring Wolfeboro, comparing Lakes Region towns, preparing to sell, or trying to understand the market more clearly, the first step is a calm conversation about what matters most to you.
