What a Home Inspection Actually Covers in Michigan

Home inspections are one of the most misunderstood parts of the buying process. Buyers treat them like a seal of approval. They're not. A home inspection is a visual assessment of accessible systems and components by a licensed professional — not a guarantee that the home is defect-free, and not a structural engineering report. Here's what it actually covers and what to do with the results.

What Michigan Home Inspectors Actually Look At

Michigan home inspectors are licensed by the state and follow standards that define what's included in a standard inspection. A thorough home inspection covers:

• •Roof: visible condition, flashing, gutters, and drainage — from the ground or with a ladder, not always walked
• •Foundation and structure: visible foundation walls, basement or crawlspace, framing elements that are accessible
• •Electrical: panel condition, visible wiring, outlets, GFCI protection, grounding
• •Plumbing: supply and drain lines, water heater, fixtures, visible pipe condition
• •HVAC: furnace, air conditioning, ductwork, filters — operational test at the time of inspection
• •Insulation and ventilation: attic and crawlspace where accessible
• •Windows and doors: operation, seals, visible damage
• •Exterior: siding, grading, visible drainage, porches and decks

What Home Inspections Don't Cover

This is where buyers get into trouble. Standard home inspections do not include:

• •Behind walls, under flooring, or inside inaccessible spaces
• •Sewer line condition (requires a separate sewer scope — highly recommended on homes over 20 years old)
• •Radon levels (separate test, ~$150, worth doing in Michigan where radon is common)
• •Mold assessment beyond visual observation of moisture staining
• •Chimney interior condition (separate chimney inspection if the home has a fireplace)
• •Pest/termite inspection (common in other states, less standard in Michigan but available)
• •Septic systems, wells, or private water quality

How to Read the Inspection Report

A typical inspection report for a 30-year-old Michigan home will have 30–60 items flagged. Most of them are not deal-killers. Inspectors are trained to document everything — deferred caulk, minor grading issues, an outlet that needs a cover. Don't panic at the number of items.

What actually matters is the category of defect: safety issues (exposed wiring, CO detector placement, gas leaks), major system failures (furnace at end of life, active water intrusion, significant structural cracks), and expensive deferred maintenance (roof within 2–3 years, aging water heater). Those items deserve attention and negotiation. The rest are context, not crises.

What Happens After the Inspection in Michigan

In Michigan, the standard purchase agreement gives buyers an inspection contingency period — typically 10 days from acceptance. Within that window, you can request repairs, ask for a price reduction, or walk away. Here's how I advise buyers to handle it:

One More Thing

Attend your inspection in person. Walk through the home with the inspector for the full 2–3 hours. The written report tells you what was found; the inspection itself tells you why it matters, how serious it is, and what to watch for after you move in. Buyers who skip the walkthrough and just read the report lose the most valuable part of the process.