New Build? Old Home? Both Need This…(4 min read)

“Expect the best. Prepare for the worst. Capitalize on what comes.” – Zig Ziglar

Why Every Homebuyer Needs a Professional Home Inspection -Yes, Even on New Builds

 If you're buying a home, a professional home inspection isn't just a formality, it's your best defense against unexpected costs and long-term regrets.

A quality home inspection reveals issues you can’t see during a showing: hidden foundation cracks, outdated electrical wiring, poor attic ventilation, improper drainage, or even structural movement. These things don’t usually show up in listing photos but can easily derail your dream home (or your budget) after closing. Let's get into it!

Real Talk: Meghan represented buyers who fell in love with a charming home in Howell. During the inspection, the inspector noted a slight inward lean on one of the basement walls. A structural review confirmed it needed reinforcement. Here’s the kicker: the sellers never filled out the foundation warranty paperwork. So while it saved her clients the headache and financial responsibility, it did cost the sellers $14,000 to repair, right before closing.

Another time, I helped clients buying a new construction home. They debated skipping the inspection because, well, everything looked shiny and new. But we always recommend inspecting, even new builds. Good thing they did: the grading was sloped toward the house, not away, posing a risk for future water intrusion. That single inspection led to a negotiation win north of $25,000 that included regrading, new sod, and a full irrigation system.

 Moral of the story? Home inspections give buyers leverage, protection, and peace of mind.

 Why Home Sellers Should Consider a Pre-Listing Inspection

Let’s flip the script for a moment. If you’re a homeowner planning to sell, you might want to get ahead of the game with a pre-listing home inspection.

 A pre-listing inspection can help you:

- Identify and address red flags before they scare buyers off

- Price your home more accurately

- Reduce the risk of deals falling through after buyer inspections

- Build trust and transparency with buyers

But be aware: in Michigan, once you’re aware of a defect, you’re required to disclose it on your Seller’s Disclosure Statement. Think of it less as a burden, and more like liability protection for you and the next homeowner.

 I worked with a seller whose home fell out of contract three times. We never got the full story, because buyers aren’t required to share their inspection reports. Eventually, we ordered an inspection ourselves, fixed the major concerns, and sold the home fast, with no more surprises. We could have avoided the extended time on market had we considered a pre-listing inspection.

 Most Common Home Inspection Types in Livingston County, MI

A standard home inspection covers the basics: roof, attic, foundation, electrical, HVAC, plumbing. However, in Livingston County, there are a few additional home inspections you should strongly consider:

• Well & Septic Inspection

  • Common in rural properties like those in Hartland, Pinckney, or Howell. Some municipalities require it for transfer of ownership. Don't skip it.

• Radon Testing

  • Michigan has some of the highest radon levels in the U.S., especially in basements. A radon mitigation system isn’t always expensive, but skipping the test could cost you your health.

• Pest or Termite Inspection

  • Not included in every home inspection. Older homes and wooded lots (Hi, Brighton!) are especially prone to this.

• Sewer Line Scope

  • Recommended for older homes and tree-heavy neighborhoods. A clogged or collapsed sewer line can cost $5K+ to fix and is not something you want to find out after move-in day.

Final Thoughts

Home inspections aren’t about nitpicking paint chips, they’re about uncovering issues that affect your safety, investment, and peace of mind. Whether you’re buying your first home or selling the one your kids grew up in, being informed puts you in the driver’s seat.

This Week’s Thought Starter:
If your home could talk… would it whisper, shout, or stay silent during an inspection?