Buying a Home with Solar Panels in Utah: What You Need to Know
March 2026 · 8 min read · By Beau Brown, InterNACHI Certified Inspector
Utah has one of the highest rates of residential solar adoption in the country. Before you buy a home with solar panels, here is what a proper inspection should cover — and why most inspectors are not equipped to do it.
Solar panels are on a growing percentage of Utah homes. The state's 300+ days of sunshine, combined with federal tax credits and Rocky Mountain Power's net metering program, have made residential solar one of the most common home improvements in the Salt Lake Valley. In some newer subdivisions in South Jordan, Herriman, and Lehi, solar panels are standard on nearly every home.
For buyers, this creates a new set of questions that a standard home inspection does not fully answer. Is the system actually producing what it should? Are the panels in good condition? Is the roof penetration properly flashed? What are the terms of the lease or loan, and how does it transfer at sale? These are not minor details — they can significantly affect the value of the home and the buyer's financial obligations after closing.
Owned vs. Leased: The Most Important Question
Before anything else, buyers need to understand whether the solar panels are owned outright or subject to a lease or power purchase agreement (PPA). This is arguably the most important piece of information about a solar installation, and it is not something a home inspector can determine from a visual inspection.
If the panels are owned, they transfer with the home as part of the sale — they are an asset that adds value. If the panels are leased, the buyer is taking on the terms of the lease agreement, which typically runs 20 to 25 years and includes monthly payments to the solar company. Some leases are assumable and transfer smoothly; others require the seller to pay off the lease at closing or the buyer to qualify for assumption.
Power purchase agreements are similar to leases — the homeowner does not own the panels but pays the solar company for the electricity produced, typically at a rate below the utility rate. These agreements also transfer with the home and require the buyer to assume the PPA terms.
What a Proper Solar Inspection Covers
A standard home inspection includes a visual assessment of the solar panels and their mounting hardware, but it does not include a performance analysis. Most home inspectors are not equipped to evaluate whether a solar system is actually producing what it should — and in Utah's market, where solar systems are common and significant in value, that gap matters.
C&H Inspections uses proprietary analysis software to evaluate solar system performance. This goes beyond a visual inspection to assess actual production data, compare it against expected output based on panel specifications and local solar irradiance, and identify underperforming panels or system components. We are the only inspection company in Utah offering this level of solar analysis.
A complete solar inspection should cover: panel condition and any visible damage, mounting hardware and roof penetration quality, inverter condition and operation, electrical connections and disconnect switches, production monitoring data and comparison to expected output, and roof condition under and around the panels.
Roof Condition Under Solar Panels
Solar panels are typically installed with a 25-year production warranty, but the roof they are mounted on may not last that long. When solar panels are installed on an aging roof, the panels can actually accelerate roof deterioration by trapping heat and preventing the roof from drying after rain. More importantly, if the roof needs to be replaced while the panels are installed, the panels must be removed and reinstalled — at a cost of $1,500 to $3,000 or more depending on system size.
Before buying a home with solar panels, it is essential to understand the condition and remaining life of the roof. If the roof has 5 years of life left and the solar lease has 15 years remaining, the buyer is looking at a significant future expense. A thorough inspection will assess the roof condition and flag this concern if it exists.
Flashing and Roof Penetrations
Every solar panel mounting bracket that penetrates the roof creates a potential water intrusion point. Properly installed solar panels use flashing that integrates with the roofing material and creates a watertight seal. Improperly installed panels — particularly those installed by less experienced contractors during the solar boom — may have inadequate flashing that allows water to enter.
We use moisture meters and thermal imaging to check for evidence of water intrusion at roof penetrations. This is one of the most important aspects of a solar inspection and one that is easy to miss without the right tools.
Questions to Ask Before Buying a Home with Solar
Beyond the inspection, buyers should ask the seller for: the most recent 12 months of utility bills to verify actual energy savings, the production monitoring login credentials so the buyer can track performance after closing, the contact information for the solar installer and any warranty service providers, and documentation of any repairs or service calls to the system.
A solar system that is working well and owned outright is a genuine asset — it reduces utility bills and adds value to the home. A solar system that is underperforming, improperly installed, or subject to a burdensome lease is a liability. The difference between the two is knowable before you close, if you ask the right questions and get a thorough inspection.
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The only Utah inspection company with proprietary solar performance analysis software.