When most homeowners start thinking about selling, their minds go straight to the visible things. Should we repaint the living room? Is it time to replace that old carpet? Do we need to clean out the garage before the photographer arrives? Those are all reasonable questions, but there’s another part of preparing a home for sale that doesn’t get nearly enough attention, and it has nothing to do with paint colors or curb appeal. It’s the paperwork. I know, not exactly the exciting part of selling real estate, but hear me out.
A buyer might fall in love with your mountain view in the first thirty seconds, but what happens when they start asking about your septic system, property boundaries, water source, or heating equipment? That’s when documentation becomes important. Here in Homer and across the Kenai Peninsula, properties can have very different systems and arrangements. One home might have city water and sewer, while another relies on a private well and septic system. A third could have hauled water, a shared driveway, and multiple heating sources. Selling a home in Alaska means understanding more than the house itself. It also means being prepared to explain the property you’re transferring. The sooner you start gathering those records, the better.
Why Selling a Home in Alaska Starts with the Paper Trail
Imagine two similar homes in Anchor Point. Both are well maintained, both have attractive views, and both are priced appropriately for their market. The first seller has organized the property survey, septic documentation, well records, heating service history, and information about improvements. The second seller knows most of that information exists somewhere, but isn’t entirely sure where. When a buyer starts asking questions, which transaction is likely to be easier to navigate?
That doesn’t mean the first property is necessarily better. It means the information is more readily available. Having documentation doesn’t eliminate inspections, title research, or lender requirements, but it can help everyone identify potential questions earlier rather than discovering them under a closing deadline. Here are nine areas I encourage Alaska homeowners to review before listing.
1. Surveys, Plats, and Property Boundaries
In Alaska, property boundaries can become especially important when you’re dealing with acreage, outbuildings, fences, driveways, and wooded land. A homeowner may have used a particular area for years without ever questioning where the actual property line runs. But what happens when a buyer wants to know whether a shed is entirely on the property or whether the driveway crosses a neighboring parcel? That’s where surveys and recorded plats can help.
If you have an existing survey, locate it before listing. Look for any documentation related to boundary adjustments, subdivisions, or changes made since you purchased the property. An older survey may still provide useful information, but it may not reflect later improvements or changes, and a tax parcel map should never be treated as a substitute for a professional boundary survey. If there are questions about encroachments or boundary locations, a licensed surveyor may need to evaluate them. My advice is simple: don’t wait until a buyer raises a concern to start looking for information you may already have.
2. Easements, Access, and Road Maintenance Agreements
This is one of those Alaska-specific considerations that deserves more attention. Not every property has direct access from a publicly maintained road. Some properties use private roads, shared driveways, or access easements, while others have arrangements involving snow removal, road maintenance, or access across neighboring land. If that’s your situation, gather whatever written agreements and recorded documents you have.
An easement can establish certain legal rights, but the existence and scope of those rights depend on the actual documents and applicable law. A road maintenance agreement may explain who contributes to upkeep, but not every private road has a formal written arrangement. And just because everyone has handled plowing the same way for the last fifteen years doesn’t necessarily mean that arrangement is legally documented. For sellers, the important thing is to distinguish between what you know from experience and what the records actually establish. That clarity can be especially valuable for buyers unfamiliar with rural Alaska property ownership.
3. Alaska’s Property Disclosure Statement and Repair History
This is a big one. Alaska has a Residential Real Property Transfer Disclosure Statement that generally must be completed and delivered to a prospective buyer before the buyer makes a written offer, subject to applicable statutory exemptions and waivers. The Alaska Real Estate Commission provides the disclosure form and related information. The form asks about property conditions and systems and is intended to communicate information within the seller’s knowledge, not replace a professional inspection.
I encourage sellers to take their time completing it. If you’ve had a roof leak repaired, a heating system replaced, a plumbing issue addressed, or foundation work performed, gather the related invoices, reports, and other documentation. A repair doesn’t automatically mean something is wrong with a property. In many cases, it shows that a homeowner recognized an issue and took action. But sellers should be accurate about what happened and avoid describing a condition as permanently corrected unless they have a reasonable basis for doing so. If you don’t know an answer, don’t guess. Discuss the question with your real estate professional and, when appropriate, obtain qualified advice. A disclosure statement is not a marketing brochure.
It’s an important part of communicating what you know about your property. When it comes to property disclosures, my advice is simple: when in doubt, disclose, disclose, and disclose again! Alaska law takes property disclosures seriously, and failing to disclose required information can have significant financial consequences. Under Alaska Statute AS 34.70.090, a negligent failure to comply with disclosure requirements can result in liability for the buyer’s actual damages, while a willful violation can result in liability of up to three times those damages. Being upfront about known property conditions isn’t just about meeting legal obligations. It’s about protecting yourself, building trust, and helping buyers make informed decisions.
4. Private Well Records and Water Testing
Many homes on the Kenai Peninsula rely on private wells rather than public water systems. If your property has a private well, try to locate the original well log, any pump replacement information, water treatment records, and previous water test results. The Alaska Department of Environmental Conservation provides guidance for private well owners, including information about water quality testing and maintenance. You can learn more through Alaska DEC’s private well resources.
Here’s an important distinction: a well that produces water is not automatically a well that has been adequately evaluated for water quality, quantity, or a buyer’s intended use. If your most recent water test is several years old, discuss whether updated testing would be helpful before listing. And if you don’t have a well log, that doesn’t automatically mean there’s a problem. It simply means you may need to research the available records.
5. Septic System Documentation and Maintenance Records
Now let’s talk septic systems, because this is an area where missing documentation can create delays. The Alaska Department of Environmental Conservation maintains records for many onsite wastewater systems. Depending on the system, those records may include construction documentation or an approval to operate. However, not every system will have records readily available in the state’s electronic database, and older documents may exist under a previous legal description or in paper files.
The department recommends that sellers investigate their septic documentation before listing rather than waiting for a buyer or lender to request it. If documentation is missing or the system has been modified, additional evaluation may be necessary, and in some cases, engineering review can add considerable time to a transaction. The state’s guidance on onsite wastewater systems in real estate transactions is an excellent resource. I would also gather pumping receipts, repair invoices, installation records, and information about any additions that may have changed the property’s wastewater needs.
For example, if a home was originally built with two bedrooms and later expanded, it’s worth verifying whether the septic documentation reflects the actual configuration. And remember, a septic system functioning today doesn’t by itself establish that its documentation or design matches the current property use. This is one of those areas where doing a little homework before listing can help avoid a much bigger headache later.
6. Heating Systems, Fuel Tanks, and Utility Information
Heating is not a minor consideration in Alaska. Buyers often want to understand what heats the home, how the systems operate, and what maintenance has been performed. Whether your property uses natural gas, fuel oil, electric heat, a Toyo heater, wood heat, or a combination of systems, organize whatever service records you have. If a boiler or furnace was replaced, locate the installation paperwork and any warranty information. If you’ve had chimney cleaning, burner servicing, fuel tank work, or major heating repairs completed, keep those records together.
I would also recommend gathering a reasonable history of utility and fuel expenses. Those numbers won’t guarantee what a future owner will pay because heating costs depend on weather, energy prices, household habits, and the condition of the property. But actual records can be more useful than a vague estimate. If a property has multiple heating sources, explain which areas each system serves and how they’re typically used. That’s especially helpful for buyers relocating to Alaska who may not be familiar with the equipment.
7. Building Improvements, Permits, and Warranties
Have you added a garage, expanded a deck, remodeled part of the home, or constructed an outbuilding? If so, gather your improvement records. These might include contractor invoices, engineering reports, building plans, permits where applicable, inspection records, and warranties. Keep in mind that building and land-use requirements vary depending on the property’s location and jurisdiction. A property within Homer city limits may be subject to different local requirements than a property outside city boundaries, and certain projects may also involve borough, state, or other regulatory requirements.
The Kenai Peninsula Borough’s permitting resources provide a starting point for researching applicable land-use and permit information. I wouldn’t assume every improvement required a permit, and I also wouldn’t assume that no permit was necessary simply because the work was completed years ago. If documentation is missing, identify that early so you can determine whether additional research or professional review is appropriate. Remember that improvements can affect more than the building itself. An addition may also raise questions about heating capacity, wastewater design, or property setbacks.
8. Property Taxes, Insurance, and Ongoing Ownership Costs
The final category is one that sellers sometimes overlook because the expenses have become part of their normal routine. Gather your property tax information, insurance details, and records of any recurring property-related obligations. On the Kenai Peninsula, homeowners can research assessment information through the Kenai Peninsula Borough Assessing Department. The borough’s assessment records can be useful, but assessed value should not be confused with current market value. Those are two different things.
If your property has association dues, private road contributions, shared maintenance arrangements, or other ongoing expenses, organize that information as well. For insurance, remember that a buyer’s coverage, premiums, and eligibility may differ from yours. Your current policy isn’t a promise of what another owner will be able to obtain. The goal is to give prospective buyers useful information while allowing them to independently verify costs and coverage.
A Local Example: The Home with the View and the Missing Records
Let’s imagine a hypothetical property just outside Homer. The home sits on several acres, has a beautiful view of Kachemak Bay, a detached shop, a private well, and an on-site septic system. The seller has maintained the property carefully and has no intention of hiding anything. But when the buyer begins reviewing the property, several questions come up. The survey is old, the septic documents can’t immediately be located, and the shop was built after the home was purchased, but nobody is sure where the original plans were filed.
None of those facts automatically make the property unsellable, but each one creates a question that may require additional time, documentation, or professional evaluation. Now imagine the seller had started researching those records a month before listing. The seller might have been able to locate the septic documentation, identify which improvements had supporting records, and discuss any remaining questions before negotiations began. That’s the value of preparation. It’s not about making every property perfect. It’s about reducing avoidable uncertainty.
Frequently Asked Questions About Selling a Home in Alaska
Do I need every one of these documents before listing?
Not necessarily. Every property is different, and not every document applies to every home. Some records are required in particular circumstances, while others are simply helpful. Your real estate professional can help identify what is relevant to your property.
What if I can’t find my septic or well records?
Start by checking with the appropriate state agencies and reviewing your original purchase documents. Depending on the situation, additional research or evaluation by a qualified professional may be necessary. Missing records do not automatically establish that a system is defective.
Should I have inspections completed before listing?
That depends on the property, your circumstances, and the information already available. A pre-listing inspection may help identify potential issues, but it can also raise questions about repairs and disclosures. I recommend discussing the benefits and costs with your real estate professional before deciding whether to schedule an inspection.
Can gathering records early guarantee a smooth closing?
No. Buyers, lenders, title companies, and inspectors may identify issues that weren’t previously known. Organized records can help, but they don’t replace due diligence or guarantee a particular outcome.
My Final Advice: Get Organized Before the For Sale Sign Goes Up
When you’re preparing to sell a home, it’s easy to focus on what buyers will see. The fresh paint, the clean windows, the mountain views, and the inviting kitchen. Those things absolutely matter, but I also want sellers to think about what buyers will need to understand. The property boundaries, the water source, the septic system, the heating equipment, and the improvements that have been made over the years. These details help tell the full story of the property.
At Go North Realty, I believe a successful selling strategy begins well before a listing goes live. It starts with understanding your property, evaluating the market, and preparing for the questions that may arise during a transaction. If you’re thinking about selling your home in Homer or anywhere on the Kenai Peninsula, let’s talk about your property’s value, what buyers are looking for, and how to position your home for a successful sale. Contact me today to schedule a personalized consultation and take the first step toward your next move.
Marjorie Pellegrini
Broker/Owner, Go North Realty
Call or text: 907-299-8271
GoNorthRealty.com
For more seller preparation advice, read my earlier article: Selling a Home in Homer, Alaska: What Buyers Notice (That Most Sellers Miss).
Sources and Further Reading
- Alaska DEC: Onsite Wastewater Systems in Real Estate Transactions
- Alaska DEC: Private Drinking Water Wells
- Kenai Peninsula Borough: Assessing Department
This article is for general educational purposes and is not legal, financial, engineering, or property-specific advice. Requirements and appropriate due diligence vary by property and transaction.