Home Inspection Basics For Michigan Buyers

Buying in Rochester, Troy, or Farmington Hills and wondering how the home inspection really works? You are not alone. A smart inspection helps you spot safety issues, plan for big-ticket repairs, and negotiate with confidence within your contingency window. Below, you will learn what inspectors cover, Michigan-specific risks, how to time each step, and how to read your report so you can move forward with clarity. Let’s dive in.

What a home inspection covers

A general home inspection is a visual review of accessible components and systems. The goal is to flag defects, safety hazards, and aging systems so you can make informed decisions. Inspectors follow standards of practice from professional groups such as the American Society of Home Inspectors and InterNACHI.

Expect your inspector to review:

• Exterior and site drainage, roof covering, gutters, flashing, siding, and visible window and door conditions.
• Attic, insulation and ventilation, and signs of roof leaks.
• Foundation, basement, and structural components that are visible.
• Plumbing supply and drain lines that are visible, water heater, and basic fixture function.
• Electrical service, visible wiring, panel condition, and GFCI/AFCI protection where expected.
• Heating and cooling operation and visible condition.
• Interior walls, ceilings, floors, doors, and windows for signs of moisture or deterioration.
• Basic safety items like smoke and carbon monoxide detectors, stairs, handrails, and guardrails.

What it does not include

A standard home inspection is not a code compliance review or a warranty. It will not open walls or evaluate concealed conditions. Most environmental and specialty tests are separate services. If you need radon testing, a sewer scope, well and septic evaluations, chimney inspections, or mold sampling, ask your inspector to add them or bring in a specialist. Professional associations like InterNACHI offer helpful checklists that outline typical add-ons.

Common add-ons include:

• Radon testing
• Sewer line camera inspection
• Well water testing and well inspection
• Septic system inspection and pumping
• Chimney sweep and inspection
• Pest inspection for wood-destroying insects
• Lead-based paint screenings for pre-1978 homes
• Mold or moisture testing

Oakland County issues to watch

Buying in Rochester or the Warren–Troy–Farmington Hills area means a few local factors should be on your radar.

• Licensing status. As of mid 2024, Michigan does not have statewide mandatory licensing for home inspectors. Verify qualifications, certifications, and professional memberships. For consumer rules and updates, check the Michigan Department of Licensing and Regulatory Affairs.
• Radon potential. Much of Michigan has higher radon potential. Testing is an inexpensive add-on and common in Oakland County. Learn more from the U.S. Environmental Protection Agency radon resources and Michigan’s EGLE radon program. If levels are elevated, mitigation is effective and widely available.
• Basements and water. Many local homes have basements. Ask about sump pump presence and battery backup, check exterior grading, and watch for signs of water intrusion or efflorescence. Finished basements can hide past issues, so be thorough.
• Freeze and thaw. Michigan winters can lead to frost heave in driveways or sidewalks and ice dams on roofs with poor insulation or ventilation. Your inspector will also consider furnace age and performance.
• Older-home systems. In some older Rochester-area homes, you may encounter outdated electrical systems, lead plumbing components, or aging masonry and chimneys. These items can require specialist input.
• Utilities and septic or wells. Many homes are on municipal water and sewer, but rural parcels may not be. If a property has a well or septic system, plan separate inspections and testing.
• Permits and past work. Ask for permits and receipts when you see recent renovations. You can verify records with the City of Rochester and the Oakland County Building Division.

Timeline and contingency basics

Once your offer is accepted and the inspection contingency begins, move fast. Exact deadlines are set by your purchase agreement. The timeline below reflects common practice in Michigan. For additional guidance on contingencies, visit the National Association of REALTORS.

• Day 0: Offer accepted, inspection contingency opens.
• Days 1–3: Schedule and complete the general inspection. Order radon and sewer scope if needed.
• Days 2–4: Receive your written inspection report.
• Days 3–8: Schedule any recommended specialists, like a structural engineer, licensed electrician, HVAC tech, or plumber.
• By deadline: Submit repair requests, credit requests, or a notice to cancel or proceed.

Tip: If you need more time to complete specialty inspections, ask your agent to request a written extension before the deadline.

How to read your report and prioritize

Inspection reports can be long. Focus on the items that matter most to health, safety, and cost.

• Safety hazards. Examples include exposed live wiring or a significant gas leak. Ask for correction or proof of a safe mitigation.
• Major defects. Structural concerns, active water intrusion, a failing furnace, or a roof near end of life often deserve top priority.
• Near-term replacements and significant maintenance. Aging water heaters, older appliances, and roofs with limited remaining life belong here.
• Cosmetic items. Loose hardware or touch-up paint are usually lower priority.

When you negotiate, consider this order:

1. Safety and life-safety issues.
2. High-cost items you cannot easily absorb soon, such as roof or sewer replacements.
3. Items that affect habitability or insurance.
4. Cosmetic or routine maintenance.

Get 1 to 3 written estimates from qualified contractors for big-ticket items before asking for credits or repairs. Sellers respond best to clear documentation.

Your options typically include:

• Requesting the seller complete repairs before closing using licensed contractors and proper permits.
• Requesting a closing credit or price reduction.
• Requesting an escrow holdback for weather-dependent or unavailable repairs, subject to lender rules.
• Proceeding as-is or terminating within the contingency if issues exceed your risk tolerance.

Smart add-ons for Michigan homes

Some extra tests are worth the modest cost in our market:

• Radon testing. Use a short-term monitor, often 48 to 96 hours. If results meet or exceed the EPA action level of 4.0 pCi/L, negotiate mitigation or a credit. Learn more from the EPA radon page and Michigan EGLE radon information.
• Sewer scope. Ideal for older homes, properties with large trees, or any history of backups.
• Well and water testing. If the home has a private well, test for bacteria and nitrates and review well components and yield.
• Septic inspection. Confirm tank condition, capacity, and drain field performance. Pumping may be recommended.
• Chimney inspection. For wood-burning fireplaces or stoves, use a certified sweep and inspector.
• Structural engineer evaluation. When your general inspector flags significant movement or framing concerns.
• Pest inspection. Order if there are signs of wood-destroying insects.
• Mold or moisture assessment. Recommended if you see visible growth or ongoing moisture.

Typical inspection costs

Costs vary by size, age, and add-ons, but these ballpark ranges help you budget:

• General home inspection: about 300 to 600 dollars for a typical single-family home.
• Radon test: about 100 to 200 dollars.
• Sewer scope: about 150 to 400 dollars.
• Septic inspection and pumping: often 300 to 700 dollars, depending on scope.
• Specialist estimates: vary by trade. Get multiple quotes for major items.

Inspection day tips

Make the most of your time on-site:

• Attend the inspection. Seeing issues firsthand and asking questions is invaluable.
• Bring a simple checklist. Note the age of the roof, furnace, water heater, and major appliances.
• Ask about maintenance. Learn how to shut off water or gas, and how to operate the main systems.
• Consider seasonality. Winter snow can hide roof issues and prevent a cooling test. Ask about a re-check if needed.
• Verify permits and warranties. Request copies of permits, contractor receipts, and transferable warranties for recent work.
• Keep safety first. If a hazard is discovered, coordinate timely mitigation, even as negotiations continue.

Simple inspection checklist

Use this quick list to stay organized:

• Confirm your inspection deadline and schedule immediately after acceptance.
• Order radon testing and a sewer scope where appropriate.
• Attend the inspection and take notes on system ages and maintenance tips.
• Read the report within 24 to 72 hours and flag safety or major cost items.
• Schedule specialists quickly for any flagged concerns.
• Gather written repair estimates for negotiation.
• Decide your path: repairs, credits, price reduction, or cancellation within the deadline.

When you understand the process, you can protect your investment and negotiate with clarity. If you want help prioritizing repairs, connecting with vetted inspectors, or structuring a strong inspection contingency, reach out to Kyle Matta. We will guide you through each step and help you move forward with confidence.

FAQs

Should I waive the inspection in Oakland County?

• Waiving increases risk. If you need to be competitive, consider a limited walk-through consultation or a focused single-system look, then weigh risk with your agent before deciding.

What problems are big enough to walk away from?

• Material structural issues, active water intrusion that threatens habitability, or costly defects the seller will not address within your contingency period can justify canceling.

Who pays for inspection repairs in Michigan?

• It is negotiated. Sellers may complete repairs, offer credits, or reduce price, and buyers can accept the home as-is if it still fits their goals.

Can I require permits for seller repairs before closing?

• Yes. If repairs are agreed upon, specify licensed contractors, permits when required, and receipts or final approvals before closing.

How long does a typical inspection take in Rochester or Troy?

• Most single-family inspections take 2 to 3 hours, with reports delivered in 24 to 72 hours. Larger or older homes can take longer.