Buying a house is one of the times when a fresh coat of paint should not get the final word. You want to know what condition the property is in, what the inspection did and did not cover, and whether an issue calls for further review before you move ahead.
That starts with choosing the inspector. An impressive business card is not enough, and a short report is not automatically a good report. Your goal is to hire someone who communicates clearly, documents what they observe, explains the limits of their work, and helps you identify where a specialist may be needed.
During a recent Hire It Done episode, Adam Helfman spoke with Namir George and Kevin George of the Michigan Institute of Real Estate about home inspectors, contractor licensing and a real-life example of two very different inspection findings on one condo. Their discussion is a useful starting point for homeowner questions, not a replacement for checking current Michigan rules or getting advice about a particular property.
Why Do You Need an Inspection?
An inspection helps you understand visible conditions before you make a major decision about a property. It is not a promise that every defect will be discovered, nor is it a substitute for a specialist’s evaluation of a specific system or structural issue.
A clear inspection can help you organize follow-up questions about roofing, electrical components, plumbing, moisture, foundation conditions, heating and cooling equipment, and other areas within the agreed scope. The report may also identify areas that could not be accessed or tested. Those limitations matter as much as the items highlighted in the summary.
Review the inspection terms before the appointment. Ask what is included, what is excluded, whether the inspector will enter accessible attics or crawlspaces, and how safety or access restrictions are documented. A buyer who understands the scope is less likely to confuse an inspection with a full warranty on the home.
Why Can Reports Look So Different?
Namir described a condo sale in which one inspection identified several items needing attention and a later inspection identified none. The episode did not establish which report was correct or whether conditions, scope or access had changed. The important lesson is to ask what an inspector actually observed and how their conclusions were reached.
Two reports can differ because the inspectors examined different accessible areas, used different reporting methods, interpreted a condition differently, or worked under different scope limits. If findings conflict, do not assume the report with fewer problems is the more accurate one. Ask for supporting photographs, clarification and, where appropriate, an assessment by a qualified specialist.
If you are the seller, the same principle applies. A second inspection is not a substitute for understanding a real concern or any applicable disclosure obligation. Document repairs and seek appropriate professional guidance when a condition affects safety or a major home system.
What Should You Ask Before Hiring?
Ask how long the inspector has been inspecting homes, what type of properties they usually handle, and whether they have experience with homes of a similar age and construction. If the property has a basement or an older roof, make sure the person can explain the limitations and common concerns associated with those features.
Request a sample report with the former client’s information removed. Look for readable descriptions, photographs where useful, the location of each finding, and clear guidance about issues needing specialist follow-up. A checklist with unexplained labels may be harder to act on than a detailed report written for a homeowner.
Ask whether you can attend the inspection, when the report will be delivered, and whether the inspector will answer questions afterward. Agree on the scope and price in writing. Verify any claimed professional credentials and insurance directly rather than treating a website badge as proof of current status.
What About Licensing in Michigan?
Kevin said during the September 2026 recording that home inspectors in Michigan were not required to hold a general home inspector license, unlike some other states. That was his description during the episode, not an independent regulatory check for this article. Rules can change, and some specialized services or related trades may have separate requirements.
Before hiring, confirm the latest applicable rules with Michigan’s licensing authority or other appropriate regulator. Regardless of the licensing framework, ask about experience, training, scope, reporting and insurance. A license, where one is required, should be checked, but licensing alone does not guarantee the thoroughness of a particular inspection.
What Happens After the Report Arrives?
Read the whole report, not just the summary. Separate maintenance items from questions involving potential safety concerns, active leaks, significant structural movement or major systems. Ask the inspector which observations need prompt clarification from a specialist and what information remains unknown.
Share the report with your real estate agent in time to discuss contractual deadlines and possible next steps. Your agent can help with transaction communication; technical conclusions should come from the qualified professional examining the issue. Do not agree to expensive repairs or waive important decisions merely because the report is confusing.
For visible signs of water intrusion, Adam discussed checking basements for musty smells, possible mold and cracks. Those are examples of what may deserve closer evaluation, not a complete do-it-yourself inspection procedure. A short homeowner walk-through cannot replace the agreed professional service.
If a report recommends further evaluation, ask what question the specialist needs to answer. For example, an inspector may observe staining without knowing whether a leak is active or where water first entered. That observation is a reason to investigate, not proof of a particular repair cost. Keep the report and any follow-up evaluations together so the buyer, seller and appropriate professionals are working from the same information. If your purchase agreement has a deadline for inspection decisions, raise those questions promptly rather than assuming you can revisit them after closing.
Frequently Asked Questions
1. Is a Home Inspection the Same as an Appraisal?
No. An appraisal generally addresses a property’s value for a defined purpose, while a home inspection looks at observable physical conditions within its scope. One does not replace the other.
2. Should I Attend the Home Inspection?
Ask the inspector whether you can attend and when questions are welcome. Being present for the final walk-through or summary can help you understand the location and significance of findings without interfering with the inspection.
3. Can an Inspector Guarantee No Hidden Defects?
No. An inspection usually has limits related to access, visibility and agreed services. Read those limits and ask what additional evaluation may be needed for an unresolved concern.
4. Does a Short Report Mean a Better House?
Not necessarily. Report length alone does not establish the property’s condition or inspection quality. Look for clear observations, a documented scope and explanations of important limitations.
5. What Should I Do If Inspectors Disagree?
Ask each inspector to clarify their observations and supporting evidence. For a significant disputed issue, consider a qualified specialist who can investigate that specific concern within the time permitted by your contract.
6. Should I Hire the Inspector My Agent Suggests?
A referral may be a useful lead, but you can still ask about qualifications, reporting and the scope of work. Clarify any referral relationship and choose a professional whose approach you understand.
7. Will an Inspection Tell Me What Repairs Cost?
Not necessarily. An inspection may identify issues without providing contractor bids or a complete repair design. For a meaningful cost estimate, obtain the appropriate assessment and written quotation from a qualified provider.
8. What If the Inspector Cannot Access an Area?
Ask that the limitation be documented. Depending on the issue, you may need access arranged, a follow-up visit or a specialist before deciding how to proceed.
A useful home inspection gives you more than a list of problems. It provides a clearer picture of what was observed, what was not, and which questions you still need answered. Choose the inspector with those outcomes in mind, then use the report to make deliberate decisions about the home.
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