The Ultimate Guide to Detroit’s Home Inspections

Introduction to Home Inspections in Detroit

Purchasing a home is likely the largest investment you’ll ever make. Before signing on the dotted line, it’s essential to thoroughly evaluate the property’s condition from top to bottom. This is where a professional home inspection in Detroit MI  comes in. A home inspector will comb through the house to uncover any issues that may be deal breakers or call for repairs after closing. In Detroit, home inspections are especially critical. The metro area has a high volume of old, previously foreclosed homes that often have hidden problems. Getting an expert home inspection before purchasing in Detroit can save you from expensive surprises down the road. This guide covers everything you need to know about Detroit home inspections.

Detroit’s Real Estate Market

Detroit’s real estate market is unique compared to other major US cities. Here’s a quick overview of the trends and factors that impact local properties:

Affordability Brings Investors and First-Time Buyers

Detroit tops lists for most affordable housing markets year after year. Lower sale prices make the city appealing especially to out-of-state investors and first-time homebuyers even when inventory is low. Rental demand is also high.

Diverse Architecture Reflects History

You can find a wide range of architectural styles among Detroit homes, from stately early 20th century houses to mid-century ranches to recently constructed modern dwellings. This reflects the city’s boom, recession, and revitalization over the past century.

Old Homes Often Need Work

Post-recession, there are still many previously foreclosed and abandoned fixer-uppers on the market. Homebuyers may unwittingly take on expensive repairs without a quality inspection. Detroit also has a high percentage of houses built before 1978 with potential lead paint issues.

Why Home Inspections Matter in Detroit

In most US cities, home inspections are recommended but technically optional. In Detroit, we strongly advise making an inspection mandatory before purchasing any property.

High Volume of Distressed Properties

Detroit has one of the country’s highest percentages of previously foreclosed and abandoned homes. Many distressed properties suffer from deferred maintenance or undiscovered defects. Thorough inspections mitigate nasty surprises.

Risk of Hidden Defects

Detroit’s affordable home prices may tempt buyers to waive inspections, but hidden defects are common. An inspector can catch underlying issues not visible to the naked eye that could cost tens of thousands of dollars to fix.

Reduces Haggling After Inspection

Sellers may push back after an inspection uncovers flaws they insist were unknown. A pre-offer inspection reduces this “inspection objection” haggling. You’ll know what you’re getting into upfront.

Inspections provide vital insight into a property’s condition, which informs smarter real estate decisions in Detroit’s volatile market.

Detroit Home Inspector Licensing

Michigan regulates the home inspector profession under Public Act 470 of 2016 and Administrative Rule 338.51. Inspectors must be licensed to operate in Detroit and all areas of the state.

Education and Exams

Licensing requires certain education levels plus passing a state exam that covers report writing, ethics, systems, and Michigan-specific inspection standards. Licensed inspectors stay current through regular training.

Inspector Qualifications

The state license validates an inspector’s expertise and qualifications at a glance. Ask to see an inspector’s license before booking. Valid licenses have an ID number and expiration date.

Look for Detroit inspectors licensed directly as a “home inspector” instead of holding another type of inspector license like pest control inspector. This ensures proper education.

What’s Inspected in a Detroit Home Inspection

Michigan standardized the home inspection process to include around 400 checklist items across areas like:

Structural Elements

Inspectors examine the interior and exterior structure for signs of shifting, cracks, moisture damage and more. Critical areas include the foundation, walls, floors, ceilings, roof and attic.

Electrical Systems

This in-depth electrical inspection looks at the service panel, wiring, outlets, switches, fixtures, amperage, grounding, GFCIs and smoke detectors.

Plumbing Systems

Inspectors turn on every faucet, flush toilets, check water pressure and pipes for leaks, corrosion, improper materials and more. They’ll also look at water heaters, fuel lines, drainage and vent pipes.

Heating and Cooling Systems

Experts examine the furnace, heat pump and central air for safety issues, efficiency, age, functionality and indications that failure could be imminent.

Insulation and Ventilation

Proper insulation and air flow are inspected in attics, exterior walls and crawl spaces for moisture management, energy efficiency and avoiding ice dams.

Doors, Windows and Interior

Inspectors test every door and window in the home for operation, condition, security features and potential leak points along with the walls, ceilings and floors.

What Isn’t Covered in the Inspection

Michigan home inspections follow limitations on scope to avoid crossing into other specialties. Areas NOT included that call for additional inspections:

• Wood-boring insects – Needs separate pest inspection
• Pools, hot tubs, spas – Requires a certified pool inspector
• Septic tanks, wells – Needs evaluation by septic/well specialist
• Mold testing – Requires mold assessor or industrial hygienist
• Alarm systems – Needs assessment by a security company
• Radon gas – Requires certified radon tester

The standard home inspection provides comprehensive coverage of the home’s physical systems and structure. Speak to your Detroit inspector about adding any specialized inspections for the issues above that apply.

Questions to Ask Your Detroit Home Inspector

Not all home inspectors operate the same way. Here are key questions to ask when interviewing prospective inspectors:

How Long Have You Been Licensed in Michigan?

Look for longtime experience practicing under Michigan standards. Inspector expertise also cuts down on missing major issues.

Do You Focus Exclusively on Home Inspections?

Some pest or general contractors hold inspector licenses as a side business. Specialist home inspectors are best equipped to provide comprehensive assessments.

Do You Offer Thermal Imaging and Other Value-Adds?

Infrared cameras detect moisture and insulation issues invisible to the naked eye. Inspectors may offer this or other testing for an additional fee.

What is Your Inspection Process Like?

The inspection should last at least 2 to 3 hours with a hands-on investigation of the entire property. Make sure the inspector doesn’t cut corners to rush through your appointment.

Estimated Pricing for Detroit Home Inspections

A basic Detroit home inspection averages $350-$500 depending on square footage. Larger homes, value-add testing and multiple inspection types can push this higher. Get an itemized estimate in advance.

Homes Under 2,000 Square Feet

Entry-level homes and condos under 2,000 square feet typically run $350-$400. The inspection takes 2-3 hours start to finish.

2,000-4,000 Square Foot Homes

The average single-family Detroit house falls in the 2,000-4,000 foot range. Inspections here normally cost $400-$500. Larger or complex houses take longer.

Testing and Specialized Inspections

A certified Detroit inspector may charge ~$100 extra per specialized inspection like thermal imaging. Some also offer sewer scoping and water testing for additional fees.

Budget ~$500 as a baseline for complete inspection coverage for most Detroit homes. Add testing/specialists as needed.

Your Home Inspection Report

The home inspection report summarizes interior and exterior conditions observed. Here’s what to expect in your 20-50 page report:

Overview of Areas Inspected + Limitations

Lists all systems and areas examined plus exclusions like pool inspection.

Summary of Defects + Recommendations

Identifies issues found with repair recommendations and cost estimates provided when feasible.

Supporting Photos

Detailed photos document alleged defects and their locations within the home.

Inspector Evaluation

The inspector rates every area as satisfactory, fair, or poor based on age, condition and functionality.

Moisture Testing Results

If thermal imaging was performed, includes thermal imaging summary with photos indicating moisture intrusion, insulation voids and more.

The report becomes your roadmap for optimally addressing defects through negotiation, credits or your own repairs.

Negotiating Home Inspection Findings

Don’t let a home inspection deter you from purchasing if you love the home. Use it as a tool for negotiation. Here’s how to negotiate inspection findings:

Categorize Defect Severity

Minor cosmetic issues aren’t dealbreakers. Focus negotiations on major mechanical, structural and moisture defects along with any imminent failures.

Request Credits for Expensive Repairs

Ask the seller to credit the purchase price for bigger ticket repairs like roof replacement based on local contractor estimates.

Offer to Complete Certain Repairs Yourself

Some buyers offer to take on certain non-urgent fixes themselves in exchange for closing concessions if reasonable.

Walk Away if Necessary

If the seller won’t negotiate and repairs exceed your budget, be ready to walk away no matter how much you like the home aesthetically.

Set emotions aside during negotiations. Leverage inspector expertise to determine actual risk, priorities, and next steps.

FAQs About Detroit Home Inspections

If you’re considering an upcoming home purchase in Detroit, here are answers to some frequently asked questions:

Should I Hire an Inspector Early Before Making an Offer?

Yes—identifying major flaws before submitting an offer leaves more leverage for price negotiation before the seller rejects contingencies.

Does a Home Inspection Allow Me to Back Out of a Purchase?

Inspections typically make the purchase contingent or able to be canceled within a window if issues can’t be resolved. Have your agent clarify terms.

What If a House I’m Buying Looks Renovated—Do I Still Need an Inspection?

Absolutely, renovations often just hide deeper underlying problems. Thorough inspections protect against lipstick on a pig scenarios in Detroit.

How Soon After My Inspection Should I Request Repairs?

Swift action is key—ideally request negotiations within 24 hours while findings are fresh. Leverage the inspection momentum.

Stay empowered throughout your Detroit home search with a professional home inspection before purchase. This inside look protects your budget and property. With an expert inspection in hand, you can proceed confidently through negotiations to closing day!