What to Expect During a Home Inspection

Scheduling & Preparation

Once you are under contract, your real estate agent can help coordinate the inspection. Most inspectors can schedule an appointment within a few days. The inspection usually takes two to four hours, depending on the home's size, age, accessibility, and overall condition.

Use this checklist to help inspection day go smoothly:

• Confirm that electricity, gas, and water are turned on so the inspector can evaluate the home's systems.
• Make sure the attic, basement, crawl spaces, and electrical panel are accessible.
• Unlock garages, sheds, and other outbuildings that should be inspected.
• Clear approximately three feet of space around the furnace and water heater.
• Write down concerns such as unusual smells, stains, sounds, leaks, or information provided by the seller.

What Actually Gets Inspected

A home inspection is a comprehensive visual evaluation of the property's major systems and components. It is not a pass-or-fail test. Instead, it provides an objective picture of the home's condition at the time of the inspection.

The inspector looks for safety concerns, visible defects, maintenance needs, and components that may be approaching the end of their expected service life.

A standard home inspection generally covers:

Should You Be There?

Yes. Most inspectors encourage buyers to attend at least part of the inspection. Being present gives you an opportunity to see important findings firsthand, ask questions, and better understand how the home's major systems work.

You do not necessarily need to follow the inspector throughout the entire appointment. Many buyers arrive near the end for a walkthrough summary. During this walkthrough, the inspector can explain the most significant findings and answer questions face to face.

Understanding Your Inspection Report

After the inspection, you will receive a detailed digital report. Delivery times vary, but reports are commonly provided within 24 to 72 hours.

A useful inspection report should include the following:

Negotiating With Your Report

Receiving the report begins an informed conversation between you, your agent, and the seller. Your agent can help you review the findings and determine which response makes the most sense.

Common options after a home inspection include:

• Request repairs: Ask the seller to correct specific issues before closing.
• Negotiate a price reduction: Request a lower purchase price to account for necessary repairs.
• Request a closing credit: Ask the seller to contribute money at closing so you can manage repairs.
• Accept the property as-is: Continue when the findings are minor, expected, or manageable.
• Walk away: Depending on the purchase agreement and contingency period, serious problems may allow you to cancel the contract.

Your Report Doesn't Expire When You Close

Your inspection report remains valuable after you purchase the home. Think of it as a maintenance roadmap that can guide repairs, improvements, and seasonal upkeep during your first several years of ownership.

After moving in, use your report to:

• Prioritize repairs by severity: Address immediate safety concerns first, followed by major defects and routine maintenance.
• Create seasonal reminders: Schedule tasks such as servicing the furnace or cleaning the gutters.
• Keep the report for reference: Refer to it when planning repairs, renovations, or system replacements.
• Track completed work: Maintain a record of repairs and upgrades for future reference.

How to Choose the Right Inspector

Home inspection services can vary significantly. Before booking, review the inspector's qualifications, reporting process, local experience, and available services.

Important factors to consider include:

• Professional certification: Look for certification through an established organization such as InterNACHI or ASHI.
• Experience with Michigan homes: Local inspectors should understand regional concerns such as radon, freeze-and-thaw movement, moisture intrusion, and ice dams.
• A sample inspection report: Look for clear explanations, useful photographs, organized severity levels, and an actionable summary.
• Report delivery time: Ask how quickly the completed report will be delivered.
• Additional services: Determine whether radon, mold, sewer scope, thermal imaging, and other services can be completed during the same appointment.
• Post-inspection support: Confirm that the inspector will remain available to answer questions after delivering the report.