Buying a home in Southeast Michigan is an exciting milestone — whether you are moving to Ann Arbor, relocating to Novi, settling into Rochester Hills or buying in Metro Detroit. Before closing day arrives, one step protects the investment more than any other: the home inspection.
The overview
A professional inspection evaluates the home’s major systems, structural components and visible safety concerns. Our freeze-thaw winters, humid summers and clay-heavy soil mean an inspection here has to account for risks that simply do not exist in other parts of the country.
Eight major systems are examined on a standard inspection. What follows is what we look at in each — and what our climate changes about it.
Freeze-thaw cycles and clay-heavy soil move foundations here. Homes across Oakland County, Wayne County, Washtenaw County and Macomb County often show seasonal movement.
Snow load, ice dams and hard temperature swings shorten roof life when ventilation or drainage is inadequate. Older Metro Detroit homes may carry several roofing layers.
From historic Detroit homes to new construction in Livingston County, plumbing varies enormously. Galvanized supply and cast iron drains are common in older stock.
Much of the region was built before 1970. Outdated panels, aluminum wiring, knob-and-tube and ungrounded outlets are among the most frequent findings.
Frigid winters and humid summers mean HVAC here works hard year-round. Most Michigan furnaces last 15 to 20 years depending on maintenance.
Seasonal expansion and contraction causes minor cosmetic cracking in Michigan homes. A good inspector tells that apart from structural movement.
Improper grading is a frequent issue here and a direct cause of basement water. Snow-melt runoff has to move away from the foundation.
Inspectors confirm these run as intended. They are tested, not disassembled.
Some things people expect to be part of an inspection are separate services. Whether they are worth adding depends on the age of the property, where it sits and what the walk-through turns up.
For most homes in Southeast Michigan a home inspection takes about three hours. The exact time depends on the size of the property, its age and what turns up along the way. Larger homes, or older ones with several generations of systems layered on top of each other, take longer.
Buyers are strongly encouraged to attend. Walking the house with your inspector is the difference between receiving a report and understanding one — and it is the best chance you will get to ask what matters and what can wait.
Michigan does not license home inspectors. Anyone may print a business card and start work tomorrow, which means experience and qualifications vary enormously from one inspector to the next.
In a state without licensing, certification is the only real accountability a buyer has. It demonstrates adherence to a published standard of practice and a code of ethics.
Price depends on the size and age of the home and on any add-on services such as radon or sewer scope. Call 734-331-3269 for a figure on your specific property rather than a range that may not apply to it.
Yes. Attending is the single best way to understand the report you receive. You will see the issues in place rather than in photographs, and you can ask what is urgent and what is simply worth knowing.
No. Radon testing is a separate service, though it is commonly added in Michigan because much of the state sits in EPA Zone 1 for radon potential. Mold testing and sewer scope inspections are likewise separate.
Findings are documented with photographs in a report delivered within 24 hours. What you do with them is a negotiation between you and the seller. We report the condition of the home; we do not quote repairs or perform them.
A home inspection in Southeast Michigan is more than a checklist. It is an evaluation of the property in the context of this region’s climate and construction — and understanding what it covers is what lets you walk into closing informed rather than hopeful.
Scheduling is easy, and we are here to help.
