8 Inspections to Get Before Buying a Home in Oakland County

A general home inspection is the start of the list, not the whole list. These are the eight inspections before buying a home in Oakland County worth weighing, and how to tell which ones a given house needs.

Radon, a private well, a septic system, an old sewer line and old paint each call for a specialist that a general inspector does not replace.

The eight inspections, in short:

1. A general inspection by a vetted inspector
2. A radon test, because Michigan runs high
3. Well water testing and the well record
4. A septic inspection plus the county permit file
5. A sewer scope on older lines and big trees
6. A wood-destroying insect check when signs appear
7. A Level 2 chimney inspection for any fireplace
8. A lead paint check on homes built before 1978

1. What does a general home inspection in Michigan cover, and who should do it?

A general home inspection is a visual check of the structure, roof, plumbing, electrical, heating and cooling. Michigan does not license home inspectors, so anyone can use the title. The state seller disclosure form says it is not a substitute for any inspections the buyer may wish to obtain. The checking is left to you.

A strong inspector names the trade group they belong to and shows a sample report with photos. They also say what sits outside the job, such as radon, the sewer line or a well. Plan to walk the findings with them at the end.

An inspector who cannot show a sample report, or who promises to check everything, is overselling. A report full of notes to monitor an item, with no photos, is a grey area rather than a dealbreaker. It still gives you very little to negotiate with.

2. Do I need a radon test when buying a house in Michigan?

A radon test belongs on almost every Michigan purchase. EGLE estimates that about 25 percent of Michigan homes have elevated radon, compared with about 7 percent of homes nationally. Radon is a radioactive gas with no smell. The EPA action level is 4 picocuries per liter, and high levels have turned up in all 83 Michigan counties.

A strong plan uses a tester certified by the National Radon Proficiency Program or the National Radon Safety Board, with the house kept closed during the test. A result at or above the action level leads to a mitigation quote and a negotiation, not a dead deal.

An old kit result from years ago is a starting point, not an answer. The state disclosure form only asks whether the seller knows of hazards such as radon gas. A seller who never tested has nothing to report, so the test is on you.

3. Should I get a well inspection before buying a house in Michigan?

A private well should be tested before closing, because no utility checks it for you. The Oakland County Health Division lab tests well water for coliform bacteria, nitrate, nitrite, arsenic, lead and copper. The county advises sampling a private well every year for bacteria and nitrates, and every few years for arsenic.

A strong answer pairs a water sample with the paperwork. Michigan's Wellogic system holds well records from January 2000 on, and EGLE keeps scanned records for older wells. A record shows the depth and the driller. Sample bottles come from the county's North Oakland and South Oakland Health Centers.

A seller's word that the water has always been fine is not a test. Neither is a bacteria-only result on a well never checked for arsenic. A missing well record is common on older homes. It is not a dealbreaker, but the water test then carries more weight.

4. Do I need a septic inspection if the house is not on city sewer?

A septic inspection checks the tank, the baffles and the drain field. It is the only way to learn the system's condition before you own it. The Oakland County Health Division keeps septic permits and inspections on file, open for review under the Freedom of Information Act. Michigan's disclosure form asks the seller only for the condition, if known.

A strong answer comes from a septic contractor who pumps the tank, inspects it open and checks the drain field. Ask the county Environmental Health office for the permit file first. In Rochester, Rochester Hills and Oakland Township, where The Delia Group works, confirm the sewer source for the exact address.

A seller who says the tank was pumped last year is answering a different question. Pumping empties a tank. It does not show whether the drain field works, and a failed field is the costly part a quick look misses.

5. Is a sewer scope inspection worth it on an older home?

A sewer scope runs a camera through the pipe from the house to the public sewer. It finds roots, cracks, sags and collapsed sections a general inspection cannot see. Oakland County's Water Resources Commissioner states that home plumbing, including the connection to the public sewer, is the owner's responsibility. Once you close, that pipe is yours.

A strong scope comes with the video file and a note on where any defect sits, measured from the cleanout. It also names the pipe material, since that shapes the repair. Scope older homes first, and any lot with mature trees near the line.

Skipping the scope because the drains ran fine at a showing is the mistake to avoid. A partial blockage can drain slowly for years. Minor roots are a grey area, often fixed with cleaning. A break or a sag is worth a repair quote before the deadline.

6. Is a termite or wood-destroying insect inspection required in Michigan?

A wood-destroying insect inspection looks for termites, carpenter ants and the damage they leave in framing and sills. Michigan is not on the VA's list of states that require one for a VA loan, and VA asks for one only when the appraisal notes a problem. For most Michigan buyers, it is a judgment call.

A strong reason to order one is a sign the general inspector flags: mud tubes on the foundation, soft trim near the ground, or wood in contact with soil. Ask the inspector directly whether they saw any of these. If they did, get a separate insect report before the deadline.

A report that notes past treatment and suggests further review has handed you a question, not an answer. Ask the seller for treatment records. Without them, an old infestation is a grey area worth a specialist's look, not an automatic reason to walk.

7. Do I need a chimney inspection when buying a house with a fireplace?

A chimney inspection checks the flue liner, the masonry and the clearances that keep heat away from wood framing. The Chimney Safety Institute of America says a Level 2 inspection is called for upon the sale or transfer of a property. That level includes a video scan of the flue, which a general inspection usually leaves out.

A strong answer is a written Level 2 report from a certified chimney sweep, with photos or video of the liner. A Michigan winter puts a fireplace or wood stove to work for months, so a cracked liner or a failing crown matters more here.

A seller who says the fireplace worked all last winter is describing comfort, not safety. Cracks in a flue liner do not show from the room. A gas insert is a lower-stakes grey area, but it still vents through the chimney and deserves a look.

8. Should I get a lead paint inspection on a house built before 1978?

Federal rules require sellers of homes built before 1978 to disclose known lead-based paint hazards. Sellers must also give buyers a 10-day period to have the home tested for lead. Buyers can waive that period, and the waiver is easy to sign without noticing. Lead dust matters most before sanding, scraping or a renovation.

A strong answer is a lead inspection or risk assessment by a certified professional, booked inside the 10 days. The seller also owes you the EPA lead pamphlet and a signed disclosure. Michigan's own seller disclosure form asks, too, whether the seller knows of lead-based paint.

Signing the lead waiver without reading it is the common slip. So is assuming fresh paint means no lead, because new paint can cover old paint until someone sands a window. Not every older home needs a full assessment, but you want to make that choice on purpose.

Which Inspection, When, and Who Does It

Inspection	When it applies	Who does it
General inspection	Every purchase	Home inspector
Radon test	Every purchase	Certified radon tester
Well water test	Private well	Lab, such as the county lab
Septic inspection	Private septic system	Septic contractor
Sewer scope	Older line or mature trees	Sewer camera contractor
Wood-destroying insects	Signs flagged by the inspector	Pest inspector
Chimney, Level 2	Any fireplace or wood stove	Certified chimney sweep
Lead paint	Built before 1978	Certified lead inspector

Use this to decide which inspections to book in the first days of the inspection period.

Frequently Asked Questions

What is the biggest red flag in a home inspection?

Water is the finding to take most seriously: active leaks, foundation cracks with moisture, and grading that sends water toward the house. Water damage spreads into framing and finishes, so the repair is often bigger than the stain. Ask the inspector which findings are safety or structural and which are routine upkeep.

Where can I get radon tested in Michigan?

Oakland County residents can pick up free radon test kits at the North Oakland and South Oakland Health Centers. For a home purchase, EGLE points buyers to testers certified by the National Radon Proficiency Program or the National Radon Safety Board. A certified tester's report carries more weight in a talk with the seller than a kit you ran yourself.

In what month is radon highest?

The Oakland County Health Division advises running short-term radon tests, those of 90 days or less, in winter months when doors and windows are tightly closed. The highest radon levels are usually found in basements and crawl spaces. A summer purchase can still be tested, with the house kept closed during the test.

Who pays for well and septic inspections in Michigan?

The buyer usually orders and pays for well and septic inspections, because they are part of the buyer's own checking. Nothing stops a buyer from asking the seller to cover them in the purchase agreement. Whoever pays, make sure the report comes to you directly.

How much is the average home inspection in Michigan?

The price depends on the size and age of the house and the add-ons you choose, so get written quotes rather than leaning on an average. Radon, sewer scope, well water and septic work are usually priced apart from the general inspection. Buyers comparing top realtors in Oakland County can ask each one which inspectors they would call for a house like this.

Talk to The Delia Group before your inspection period starts

The Delia Group is a Rochester, Michigan real estate team working with buyers and sellers in Rochester, Rochester Hills, Oakland Township and across Oakland County. Buyers can talk through which of these inspections a specific house calls for before the inspection clock starts. Buyers comparing the best real estate agents in Rochester can start there.

This article is general information for Michigan homebuyers, not legal or tax advice. Federal lead rules, county health programs and your own purchase agreement set the actual requirements and deadlines. Confirm your own situation with a real estate attorney or a tax professional.