Michigan Home Inspection Guide

The Great Lakes generate significant lake-effect precipitation, particularly on the western side of the Lower Peninsula and throughout the Upper Peninsula. This sustained moisture load stresses foundation waterproofing, drives basement seepage, and accelerates wood rot on siding and trim. Inspectors pay close attention to grading, downspout discharge, and basement wall conditions on all Michigan properties.

Heavy snowfall combined with variable winter temperatures creates ideal conditions for ice dam formation. When attic heat escapes through inadequate insulation or ventilation, it melts the bottom layer of roof snow. That water runs to the cold eaves and refreezes, building a dam that forces water under shingles. Over time this saturates sheathing, framing, and drywall. Inspectors look for telltale staining at eaves and in attic corners.

The Michigan Department of Health and Human Services has documented elevated radon levels across large portions of the Lower Peninsula, particularly in the central and western regions. Radon is a colorless, odorless radioactive gas that enters through foundation cracks and is the second leading cause of lung cancer in the US. Every Michigan home purchase should include a radon test.

Detroit and its inner-ring suburbs contain one of the largest concentrations of pre-1960 housing in the Midwest. These homes present a cluster of concerns: lead paint on surfaces throughout, galvanized steel water supply lines, aging electrical panels (Federal Pacific and Zinsco panels are still found), and original plaster over wood lathe that can hide moisture damage. A buyer's inspector needs specific experience with older construction to evaluate these homes properly.

Lake-effect precipitation and snowmelt drive high groundwater levels across much of Michigan. Inspectors routinely find efflorescence on basement walls, sump pump failures, and evidence of past flooding, particularly in lower-lying areas near the Great Lakes shoreline.

Michigan's winters produce heavy, sustained snowpack that feeds ice dam formation. Look for staining on attic sheathing, damaged soffit and fascia, and water staining on interior ceilings near exterior walls. This damage is often hidden until it becomes severe.

Older Detroit suburbs including Warren, Dearborn, and Livonia have large stocks of pre-1978 housing. Lead paint on windows, doors, and trim is common. Inspectors will note conditions that may disturb lead paint, but a separate certified lead inspector is required for full assessment.

Homes built before 1960 frequently have galvanized steel supply lines that corrode from the inside out, reducing water pressure and eventually failing. Inspectors look for orange-tinted water at fixtures, reduced flow, and visible rust at pipe joints as indicators that replacement is needed.

Michigan's geology produces elevated radon in many areas of the Lower Peninsula. Radon enters homes through foundation cracks and utility penetrations. Testing requires a 48-hour continuous monitor placed at the lowest livable level of the home.

Forced-air furnaces in Michigan homes work hard. Many older homes have furnaces well past their 20-25 year service life. Inspectors evaluate heat exchangers for cracks (a carbon monoxide risk), check flue connections, and test all accessible registers for heat output.

Yes. Michigan requires home inspectors to be licensed through the Department of Licensing and Regulatory Affairs (LARA). Licensed inspectors must meet education requirements, pass a state exam, and carry errors and omissions insurance. Always verify your inspector's license on the LARA website before hiring.

Most Michigan home inspections cost between $300 and $450 for a standard single-family home. Prices vary by home size, age, and inspector. Detroit metro area inspections tend to run higher than rural areas. Add-on services like radon testing typically add $100-$150 to the total.

Yes. Michigan has elevated radon levels in many counties, particularly in the Lower Peninsula. The EPA recommends radon testing for all Michigan home purchases. If levels exceed 4 pCi/L, mitigation is required. Always add radon testing to your home inspection in Michigan.

Ice dams form when heat escapes through the roof, melts snow, and the resulting water refreezes at the cold eaves. This backs up under shingles, forcing water into the attic, walls, and ceilings. Michigan's heavy lake-effect snowfall makes ice dam damage one of the most common roof and attic defects inspectors find in the state.

Yes, with preparation rather than alarm. Many Detroit metro homes were built between the 1920s and 1960s and may contain lead paint, galvanized steel plumbing, knob-and-tube wiring, and aging mechanical systems. A thorough inspection with an experienced inspector who knows older home construction is essential in this market.