Buying a home is one of the biggest investments you’ll ever make. While exciting, it can also be stressful trying to make sure you don’t end up with an expensive money pit. This is where Michigan home inspections come in.
A home inspection gives you an impartial, detailed report on the current condition of the home. This allows you to make an informed decision on whether to move forward, walk away, or renegotiate with the seller.
But what exactly do home inspectors look at? How much does an inspection cost? And how do you find a reliable home inspector? This guide breaks down everything you need to know about Michigan home inspections.
What Does a Home Inspector Check For?
When you hire a home inspector in Michigan, they will thoroughly examine both the interior and exterior of the home. Some of the major systems and areas focused on include:
- Structural Integrity: The home inspector will look for issues with the foundation, floors, walls, ceilings, and roof. Signs of settling, cracks, or water damage will be flagged.
- Electrical: All visible wiring, electrical panels, outlets, and light fixtures will be inspected for proper functioning, safety, and code compliance.
- Plumbing: The home inspector will run all faucets, flush toilets, and check for leaks, adequate water pressure, and proper venting. They’ll also inspect water heaters, sump pumps, and fuel storage systems.
- Heating and Cooling: The furnace, heat pump, central air, and ventilation systems will be checked for proper operation and airflow. This includes ductwork, filters, and chimneys.
- Ventilation/Insulation: Attics, walls, floors, and crawlspaces will be inspected for adequate insulation, moisture control, and proper ventilation.
- Major Appliances: Built-in appliances like stoves, ovens, dishwashers and garbage disposals will be tested for functionality.
- Safety Features: Smoke detectors, carbon monoxide detectors, fireplaces, and security systems will be reviewed.
- Pest/Wood Damage: The home inspector will look for signs of termites, carpenter ants, rodents, bees, mold, and other pests. Rotting wood is also inspected.
- Overall Condition: Doors, windows, siding, trim, gutters, and drainage will all be examined for damage and functionality. Cosmetic issues are also noted.
So in summary, a Michigan home inspection essentially provides a comprehensive snapshot of the current state of the entire property. Expect your inspector to methodically inspect literally hundreds of different items both inside and out.
What Does a Home Inspector NOT Check?
While home inspectors are very thorough, there are some limitations to what a standard inspection covers:
- Asbestos/Lead: Special tests are required to check for asbestos and lead, which are not included in a basic home inspection.
- Mold: Inspectors will note visible mold but do not perform mold tests.
- Well/Septic Systems: Testing water quality and waste systems requires separate specialized contractors.
- Pools/Hot Tubs: The physical structure may be inspected, but water quality and components are not tested.
- Alarm/Intercoms: Home inspectors do not test security alarm or intercom systems.
- Zoning/Permits: Confirming proper permitting and zoning compliance requires contacting the local municipality.
- Chimney Interior: The visible exterior will be examined, but inspectors do not dismantle or do internal inspections of chimneys.
- Buried Oil Tanks: Underground fuel tanks require separate leak detection services.
- Radio-controlled Devices: Remote controls for garage doors, fans, and fireplaces are not tested.
So the main limitations lie with specialized systems and components that require additional expert testing beyond what a standard visual inspection covers.
What to Expect During a Home Inspection
Wondering how the process works when you get a Michigan home inspection? Here are some things you can expect:
- Walkthrough Tour: The inspection starts with an overview tour of the property while discussing your particular areas of concern.
- Detailed Investigation: The inspector then conducts an intensive top-to-bottom investigation of the home’s exterior and interior. They will probe, measure, unscrew panels, run systems, and thoroughly examine every aspect of the property.
- Safety Focus: Home inspectors prioritize checking safety issues first, before addressing other aspects like cosmetics or functionality. So fire and electrocution hazards take top priority.
- Tools Used: Inspectors come equipped with an array of tools and devices to thoroughly examine the home’s systems. This includes moisture meters, outlet testers, carbon monoxide detectors, thermal imaging cameras, and much more.
- Length of Time: The average home inspection takes 2-3 hours, but larger custom homes can take longer. As a buyer, you’re encouraged to be present during the inspection.
- Written Report: You’ll receive a detailed written report highlighting any issues found, along with photos and repair recommendations. Most inspectors provide digital reports as well.
So you can expect a very detailed, high-tech investigative process focused on safety and catching any hidden issues. Your inspector should make the process easy for you to understand and be happy to answer all your questions.
How Much Does a Home Inspection Cost?
Home inspection fees can vary depending on your region, size of home, and level of detail included. Most home inspectors charge $300-$500 to inspect an average single-family house. High-end luxury homes over 5,000 square feet often cost $1000+.
Here are some factors that influence the home inspection price:
- Square footage – Larger homes take more time and cost more to inspect.
- Home age – Newer homes may cost less than older homes requiring more close examination.
- Scope of inspection – Added tests like septic, radon, mold, and pools add incremental costs.
- Location – Urban areas are generally more expensive than rural areas.
- Inspection Report – A full detailed report costs more than a basic checklist.
So while fees can range broadly, expect to budget $350-$500 for a standard single-family home inspection with a full written report. Keep in mind the inspector’s fee is very minor compared to the value of the home, but provides tremendous peace of mind.
Some home inspectors also offer volume discounts if you purchase a package of multiple inspections. This saves money if you’re considering several different homes.
Key Michigan Home Inspector Certifications
There are many self-proclaimed home inspectors, so it’s important to look for proper inspector credentials when hiring. There are two major certifications to look for in Michigan:
- ACHI – Accredited Certified Home Inspector (ACHI) by the International Association of Certified Home Inspectors (InterNACHI)
- NACHI – Certified Professional Inspector (CPI) by the International Association of Certified Home Inspectors (InterNACHI)
Both ACHI and NACHI certifications require passing comprehensive exams focused on all aspects of home inspection. Certified inspectors must also complete continuing education credits annually to maintain their license.
InterNACHI is the largest home inspector association in the world, so activists with their organization have thoroughly proven their expertise.
You can enter an inspector’s name or license number into InterNACHI’s license verification tool to confirm their certification.
State inspector licenses are also mandatory in some areas, which involves passing a test administered by the state. So double check if your state or region requires official licensing.
Going with a properly certified ACHI or NACHI inspector provides assurance the person has passed rigorous training and testing requirements. This signals a higher level of expertise and diligence.
Why a Home Inspection is a Smart Investment
Many buyers are tempted to skip an inspection to save some money upfront. But this often ends up being an incredibly costly mistake down the road.
A Michigan home inspection is one of the wisest investments you can make for these reasons:
Avoids Expensive Surprises
The inspector may uncover defects that need $10,000+ to properly fix. Identifying these early allows you to renegotiate the sale price to cover the costs. Without an inspection, you may be stuck paying out of pocket down the road.
Provides Peace of Mind
Knowing the home’s bones are structurally sound provides great peace of mind. You’ll sleep better at night knowing problems were identified early before they became major repairs.
Time to Do Due Diligence
The inspection contingency gives you adequate time to get quotes, verify repairs, and back out if critical undisclosed issues are uncovered.
Fulfills Insurance Requirements
Most insurance providers require a home inspection before issuing a policy. Skipping an inspection can leave you uninsured.
Informed Negotiation
The inspection report gives you an objective third-party perspective to identify key areas to negotiate with the seller, like repair credits or price reductions.
Avoids Regret and Headaches
Finding yourself stuck in a money pit with structural problems or safety hazards can quickly turn your dream home into a nightmare. A home inspection helps avoid bitter buyer’s remorse and headaches.
While an extra upfront cost, a home inspection returns huge peace of mind and acts as your first line of defense against buying a problematic property. In the scheme of such a major purchase, inspection fees are well worth it!
Choosing the Right Michigan Home Inspector
Hopefully this breakdown has illuminated the value of getting a Michigan home inspection to protect your investment. Here’s a quick recap of tips for choosing the right home inspector:
- Look for ACHI or NACHI certification to verify expertise.
- Ask detailed questions to gauge their experience and reporting practices.
- Read reviews and references from past clients.
- Select an inspector who takes the time to educate you and answers all your questions.
- Confirm they will provide a comprehensive written report along with photos and digital copies.
- Make sure they use high-tech tools and devices to detect hidden issues.
- Look for 5+ years of local experience and hundreds of completed inspections.
- Avoid brand new inspectors or those without proper licensing.
Investing some time to pick the right inspector really pays off. They provide a detailed roadmap to guide smarter, safer home buying decisions.
Owning a home is hopefully a joyful and rewarding experience. However, buying the wrong home can quickly turn into a financial nightmare. Let a Michigan home inspection give you the confidence that your investment is built on a solid foundation!
