So you're thinking of buying a home in Michigan? Congratulations! Purchasing property can be an exciting milestone in life. But before you commit to what will likely be the biggest investment you ever make, it's crucial to learn everything you can about the condition of the home. This is where home inspections in Michigan come in.
What Exactly is a Home Inspection?
A home inspection is an objective visual examination of the physical structure and systems of a house. The goal is to identify any material defects, safety hazards, code violations, or items that need repair or further investigation.
Home inspections are typically conducted before finalizing a home purchase. They provide vital information to help buyers make an informed decision on whether to move forward, re-negotiate the purchase price, or walk away if serious undisclosed problems are discovered.
Why are Home Inspections Important?
There are several key reasons why home inspections play such a valuable role in real estate transactions:
Catch Issues Before Move-In
A pre-purchase home inspection lets buyers uncover problems before they take ownership. Finding defects after you've moved in can mean urgent, stressful, and costly surprises. Inspecting ahead of time brings peace of mind that you know what you're getting into.
Assess Safety & Functionality
While cosmetic fixes can happen slowly over time, unsafe conditions or inoperable systems need to be addressed promptly. Home inspections look out for dangers like exposed electrical, missing handrails, outdated plumbing, fire hazards, and more.
Determine True Property Value
Any real estate agent will tell you that you make your money when you buy, not when you sell. home inspections in Michigan provide objective insight into a property's condition to determine if the purchase price accurately reflects what shape it's in. Understanding any hidden costs for repairs or replacements prevents overpaying.
Negotiate Repairs or Price
Once you have a home inspection report in hand, you've got leverage to re-negotiate with the seller. Most purchase agreements allow buyers the option to request the seller make repairs or drop the sale price in lieu of fixes after the inspection reveals undisclosed defects.
What Does a Home Inspector Check?
Home inspections cover all the critical systems and structures of the home. The exact items examined can vary slightly depending on the size, age, style of home or inspection company. But in general, you can expect assessment of:
Interior Spaces
Walls, ceilings, floors, doors, windows, cabinets, railings, steps, trim
Plumbing fixtures and drainage
Electrical fixtures, wiring, panels, breakers
HVAC systems
Built-in appliances
Fireplaces and chimneys
Exterior Surfaces
Roof, flashings, gutters, downspouts, soffits, fascia
Siding, masonry, trim, paint, caulking
Windows, doors, decks, porches, patios
Grading, drainage, driveways, walkways
Structural Stability
Foundation, framing, ventilation
Attic insulation and ventilation
Basement/crawlspace insulation and ventilation
Environmental Hazards
Radon gas
Lead paint
Asbestos
Mold/mildew
Well water quality (if applicable)
Septic system (if applicable)
Keep in mind that home inspectors only have limited access. They won't take apart, dismantle, or move anything to check behind walls, under insulation, or inside other hidden areas. The inspection is also non-invasive—holes won't be cut into walls to peek inside. Limited access points means there's still a chance of undiscovered defects.
What Does Michigan Law Say About Home Inspections?
Michigan actually has no statutes that specifically govern real estate inspections. Requirements are primarily guided by the purchase agreement terms between buyers and sellers. However, most real estate agents closely follow these best practices:
Hire a Licensed Inspector
Michigan doesn't require home inspectors to hold a state license. However, buyers should still verify their chosen inspector carries credentials from one of the professional home inspector associations. These qualifications ensure proper training and adherence to industry standards. Common licenses held by reputable Michigan home inspectors include:
CREIA (California Real Estate Inspection Association)
InterNACHI (International Association of Certified Home Inspectors)
ASHI (American Society of Home Inspectors)
Allow Adequate Inspection Time
Most purchase agreements stipulate at least a 7-10 day inspection period for the buyer’s hired inspector to complete thorough examination of the home. Weather delays or awaiting specialized tests could reasonably extend this duration.
Rushing inspections heightens the chance defects get overlooked. Don't let anyone pressure you into hurrying this very important due diligence step.
Deliver Report Promptly
Michigan has no defined timeline for inspectors to provide their completed written report. But for courtesy and practicality, buyers should receive the inspection report within 1-3 days to allow reasonable response time to review findings with their agent and negotiate next steps with the seller.
Disclose all Facts in Writing
While an inspector will share their observations and opinions verbally onsite during inspection, only the written report serves as legal documentation of their findings. If a defect gets discussed but omitted from the formal report, the inspector isn’t liable if problems arise later.
Make sure your home inspector delivers comprehensive documentation covering:
Observations of deficient, unsafe, or near end of life items
Recommendations for replacement, repair, or further evaluation
Opinions on material defects that pose safety issues or adversely affect habitability or value
Photos clearly depicting assessed areas of concern
Stand on Objectivity
A home inspector's role isn’t to advocate on the buyer's behalf during negotiations. They remain neutral parties, providing objective, factual findings supported by evidence. Reliable home inspectors disclose all discoveries in writing, whether defects seem minor or major. They don't determine price adjustments or repairs—they equip buyers with information to negotiate on their own behalf.
What’s Checked Beyond the Standard Home Inspection?
The standard home inspection provides tremendous insight, but it can't catch everything. Savvy Michigan home buyers often supplement their due diligence with extra testing targeting common problem areas:
Radon Testing
Exposure to radioactive radon gas represents one of the largest environmental health threats today. Radon seeps into homes through tiny cracks and openings contacting the dirt. Long term exposure increases lung cancer risk. Radon testing is the only way to detect if levels are unsafe. Inspectors use affordable test kits that analyze samples over 48-96 hours. Fixes for high results are straightforward with installation of a radon mitigation system.
Well & Septic Inspections
Homes on well water/septic systems require special assessment of these mechanisms only licensed specialists can handle. Malfunctioning wells run dry or deliver unsafe water. Failing septic allows untreated waste to surface, posing environmental and health dangers. If homes aren't on municipal utility systems, deductions from the purchase offer often cover future costs to repair or replace unstable wells/drain fields.
Mold Testing
In damp Midwest climates, mold infestations plague many properties. But mold remains hidden without air tests or invasive sampling behind walls. Consider proactive mold screens if any water damage, musty odors, or moisture issues arise during inspection. Addressing elevated spore counts before move-in prevents major headaches later.
Chimney & Fireplace Inspection
Fireplaces boost resale potential for Michigan homes, but cracks, missing mortar, or faulty drafts create fire risks and carbon monoxide backdrafts. Rather than gamble on safety, specialty technicians using video cameras and pressure tests check for hidden chimney defects missed on standard visual inspections.
What are Common Problems Found During Michigan Home Inspections?
There's no such thing as a perfect home. Some degree of wear and tear comes with any resale property. But while surface flaws readily show, serious structural or system issues get overlooked without professional home inspection. Common big-ticket problems found across Michigan homes include:
Roofing
Heavy Michigan snowfall wreaks havoc on roof coverings. Once leaks start, damage cascades through attic insulation, drywall, and framing. Inspectors look for:
Brittle, curling shingles nearing replacement age
Sparse roofing nails allowing uplift
Flashing failures allowing water intrusion
Plugged gutters causing ice dam backups
Even small leaks could mean a full roof replacement pushing $10,000+. Know the roof status before setting your offer.
Foundation & Masonry
Wet Michigan winters, heavy clay soil, and old infrastructure cracks rigid foundation materials. Signs like wall bowing signal structural issues. Inspectors also look for:
Cracks allowing water penetration into basements
Faulty basement water management from poor grading or missing downspout extensions
Outdated electrical panels lacking grounding or capacity for modern usage
Masonry problems like deteriorating brick, settling stoops, or shifting chimneys also demand costly repairs.
How are Home Inspections Used in Real Estate Transactions?
Now that you know what home inspections entail, how precisely do they fit into the home buying process? Understanding the timing and proper response protocol helps buyers gain the most value from their investment into due diligence.
Securing Inspection Access
Most real estate purchase agreements include a home inspection contingency granting buyers access rights to thoroughly assess condition during a 7-14 day due diligence period. Buyers arrange inspection dates/times through their own scheduling or via their real estate agent contacting listing agent to convey request.
Smart buyers avoid signing any purchase agreements lacking an inspection contingency. Waiving this critical clause leaves you stuck handling undisclosed defects at your own expense. Don't forfeit your buyer protection rights.
Attending the Inspection
Accompanying the home inspector allows buyers to gain first-hand insights into property conditions. Tagging along also gives you an opportunity to ask questions as the inspector evaluates different areas. Some buyers even capture their own photos/video documenting assessed issues for reference.
However, attending isn't mandatory. Just make sure to get a copy of the report documenting inspected components with all discovered concerns described in detail along with accompanying pictures from the inspector.
Reviewing the Report
Carefully read the home inspection report to build your repair request list or assess if any findings represent deal-breakers requiring contract termination. Red flags include structural instability, contaminated water/air quality, excessive moisture, major code violations, or anything posing safety hazards if not corrected.
For minor defects like surface cracks or worn finishes, you can request sellers repair or credit cash at closing equal to contractor quotes you collect to fix these issues later.
Initiating Repair Negotiations
Exercise your inspection contingency rights within the defined timeline, typically 1-3 days post-report receipt. Formalize repair requests in writing via your real estate agent to the seller's representative. Outline explicitly what you want repaired or ask for dollar credits equal to written contractor estimates.
When negotiating home purchase contracts, stick to factual findings on what physically needs fixed, changed, or credited. Don't make emotional pleas or accuse sellers of concealing conditions. Legally, sellers can claim ignorance of hidden defects. Base requests solely on inspection discoveries and code compliance.
Resolving Repair Requests
Several potential outcomes stem from a buyer's repair requests post-home inspection:
Agreed Fixes - Seller can accept responsibility to repair specific items before closing, provided they're minor issues. For any credits or post-close repairs pledged, ensure the seller signs a lender-approved estoppel.
Refused Requests - Seller can deny some or all repair requests. As the buyer, you then decide whether to accept the property "as is", walk away forfeiting deposit money, or attempt to negotiate a price reduction based on estimated cost to handle refused repairs later.
Terminated Deal - In rare cases, either buyer or seller elect to void the deal if unresolvable differences exist regarding inspection findings and next steps. The buyer typically receives deposit money returned. The seller must relist the home with full disclosure of adverse inspection results to future potential buyers.
Pro tip: Don't make unreasonable repair requests exceeding 3-5% of the total purchase price. Pick your battles, focusing negotiations only on safety concerns, functional necessities, or issues impacting durability and structural integrity if left unaddressed.
Final Thoughts
Buying and financing property stretches budgets thin for most families. Protect that investment against preventable loss tied to undisclosed home condition issues. For a few hundred dollars and less than a week's time, a home inspection provides the power to negotiate repairs, credits, or opt out of purchases altogether upon finding deal-breaking defects. Don't skip this vital step on the pathway to happy homeownership!
