Navigating Home Transactions: Michigan’s Home Inspection Specialists

Purchasing a home is one of the most significant financial decisions most people will make in their lifetime. While exciting, it can also feel overwhelming for first-time and experienced homebuyers alike. One of the keys to making the process smoother is understanding what home inspections entail and how they protect your investment.

Why Home Inspections Matter

A home inspection gives buyers an in-depth, unbiased report on the current condition of the home. While real estate agents can point out obvious issues, they cannot provide the level of detail and expertise a certified home inspector can. Home inspections are not meant to scare buyers away or make them walk away from an otherwise great home. Rather, they enable buyers to make an informed decision with all the facts in hand.

What a Home Inspection Covers

A standard Michigan Home Inspection Company examines the physical conditions inside and outside the home. This includes:

• Structural elements: foundation, floors, walls, ceilings
• Exterior: roof, gutters, siding, windows, doors
• Plumbing: water lines, faucets, water heater, drain and vent lines
• Electrical: breaker panel, wiring, outlets, switches, lighting
• Appliances: furnace, air conditioner, water heater
• Interior: walls, ceilings, floors, doors, windows, steps, railings
• Ventilation: kitchen, baths, laundry areas
• Fireplaces and chimneys
• Garage: door, opener, exterior

The inspection covers what can be visually observed and accessed. Inspectors do not remove drywall or paneling. They also do not assess cosmetic issues or furnishings.

What Won’t Be Inspected

Some systems and areas of the home fall outside the standard home inspection scope. These include:

• Code compliance, permits, zoning, ordinances
• Pools, hot tubs, spas, saunas
• Private water or sewage systems
• Termite, pest, radon, lead, asbestos inspections
• Recall inspections on appliances or systems
• Low voltage systems like surround sound, security systems

Specialized inspections may be recommended to examine these areas further.

When to Schedule the Inspection

Home inspections are generally conducted after a buyer’s offer is accepted but before closing. This allows time to renegotiate the contract or address repair requests if significant issues are found.

In a competitive market, some buyers opt for a pre-offer inspection to submit their strongest bid upfront. However, sellers may decline giving full access for an inspection before an offer is accepted. There are pros and cons to both approaches that your real estate agent can help you evaluate.

Attending the Inspection

Buyers have the right to attend the inspection, which typically takes two to three hours for a single-family home. This offers first-hand insight into the home’s conditions. The inspector can also answer questions about systems, features and recommended repairs on the spot.

If unable to attend, buyers should review the full inspection report, ideally within 24 hours. Time is of the essence for renegotiating inspection findings with the sellers.

How Inspectors Determine Condition

Home inspectors objectively examine the home’s condition at the time of inspection. They categorize systems and features as:

• Satisfactory – functioning as intended for age of system
• Marginal – may need repair or replacement soon
• Defective – not functioning correctly or at end of lifespan
• None – component not present to inspect

Inspectors often note when something is at or near the end of its typical lifespan as well. They use these classifications, along with written observations, to help buyers understand the home’s condition.

Prioritizing Repair Requests

Major defects impacting safety, livability or durability of the home are worth negotiating repairs or credits for. Minor routine maintenance or upgrades are lower priority.

Use the inspector’s professional judgement along with your own needs and finances to determine deal-breaker repair requests versus items you can address later. Cosmetic fixes you planned to update anyhow may not be worth pursuing credits for either.

Negotiating Inspection Findings

Work collaboratively with your real estate agent when negotiating inspection requests. Present repair requests logically and calmly, keeping the big picture sale in mind.

Many sellers are willing to negotiate repairs and credits within reason. But they may push back if the demands seem excessive or threatening to the sale. Pick your battles wisely to get defects fixed without sinking the deal.

When Repairs Aren’t Feasible

In some cases, the inspection may reveal expensive foundational problems or extensive repairs the seller is unable or unwilling to complete. As a buyer, you have three main options:

1. Renegotiate the sale price: Ask for a credit equal to the estimated repair costs. Then you can hire contractors to complete the work later.
2. Walk away from the purchase: If the property has major latent defects or the seller won’t negotiate, you can exercise your right to terminate the purchase contract based on the inspection findings.
3. Accept the property “as is”: If you still wish to purchase the home knowing the defects, you can move forward without repairs being made. This is less common but an option in some scenarios.

Again, your real estate agent can provide guidance on the best route forward based on your specific deal.

Second Opinions

If the inspection report identifies complex repairs or you want added assurance, consider consulting specialists for second opinions. For structural foundation concerns, a structural engineer’s assessment can provide more definitive confirmation and advice.

For complex roofing, electrical or plumbing issues, having specialists evaluate those specific areas can also help estimate accurate repair costs. Just be aware second opinions add time and costs to the transaction.

Home Warranties

Some buyers choose to purchase a home warranty to reduce risks associated with a home’s aging systems and appliances. Home warranties provide coverage for repair or replacement costs for covered items. This can help offset repair costs down the road.

Warranties come with various coverage options, limitations and deductibles to understand upfront. Costs typically range from $300 – $700 annually depending on property specifics. Buyers can often request sellers provide a home warranty as part of negotiations too.

Final Walk-Through

Just before closing, buyers and agents conduct a final walk-through of the property. This confirms agreed upon repairs were completed properly and nothing materially changed since initially viewing the home. If outstanding issues remain, closing may be delayed.

Trust the Process

Home inspections add an important layer of protection and information for buyers during a major financial transaction. While tempting to skip, the modest upfront investment can significantly reduce purchase risks and surprises. Keep an open mind, work collaboratively with sellers and remember you are both aiming for a successful closing. With reasonable expectations, a home inspection can remove roadblocks and safeguard your investment in the long run