What do home inspectors look for in Michigan?

Every inspection report has a hundred items in it. Most of them don't matter. The trick is knowing which handful do. Here's what I watch for on Michigan homes.

Basements and foundations

Our freeze and thaw is rough on foundations. Inspectors look for cracks, bowing walls, water stains, white chalky residue on the block (that's efflorescence, a sign water has been moving through), and how the sump pump works if there is one. Hairline cracks are common and usually fine. Horizontal cracks or walls that lean are a different conversation, and often a reason to bring in a structural engineer.

The sewer line

A standard inspection doesn't go inside the main sewer line. A sewer scope does, with a camera. In older Metro Detroit neighborhoods with clay pipe and big mature trees, roots and breaks are common, and the repair can be one of the more expensive surprises out there. For a few hundred dollars it's cheap insurance.

Radon

Radon is a naturally occurring gas you can't see or smell. According to Michigan EGLE, about one in four Michigan homes is expected to be above the federal action level of 4 picocuries per liter, and in some counties it's much higher. Michigan doesn't require a radon test when you buy, but I recommend one. If it comes back high, a mitigation system is a fairly routine fix, and it's often something you can negotiate with the seller. EGLE also has a page on radon in real estate sales.

Roof, attic and ice

Age of the shingles, soft spots, flashing around chimneys, and attic ventilation. Poor ventilation leads to ice dams in our winters, and those lead to water where you don't want it.

Heating, cooling and water heater

Furnaces and air conditioners have a lifespan. An inspector will note the age and condition. A 25 year old furnace that still runs isn't a deal breaker, but it's something to budget for, or to bring up in negotiations.

Electrical

Older panels, double tapped breakers, ungrounded outlets, and in older homes, knob and tube wiring. Some insurance companies are picky about certain older panels and wiring, so it's worth knowing before you close.

What to do with the report

Your purchase agreement gives you an inspection period, often around 7 to 10 days. Within that window you can:

• Ask the seller to fix specific items.
• Ask for a credit at closing instead, which is usually simpler.
• Accept the house as is.
• Walk away, if your contract allows it.

My advice: focus on safety, water, structure and big ticket systems. Don't ask the seller to fix a sticky closet door. It burns goodwill you might need for the stuff that matters.

Read the seller's disclosure too

Michigan sellers have to give buyers a Seller Disclosure Statement. If it's delivered after you've signed the purchase agreement, you get 72 hours (120 hours if it came by mail) to back out in writing under MCL 565.954. Compare it to what the inspector finds. If the seller said "no water issues" and the basement says otherwise, that's worth a conversation.

Ready to find the house you'll be inspecting? Search homes for sale in Metro Detroit, or browse by city like Troy or Novi.