The Inspection Process

Most buyers hire a licensed inspector to evaluate the home’s major systems and overall condition. This typically includes the roof, foundation, electrical, plumbing, HVAC, attic, basement, and appliances. The inspector will also look for safety concerns, moisture issues, and visible defects.

Duration & Access

Inspections usually take 2–4 hours, depending on the size and age of the home. Sellers should be away during the appointment so the inspector and buyers can move freely throughout the property.

Common Findings

Even well-maintained homes may have inspection findings. Minor items like loose handrails, outdated GFCI outlets, small plumbing leaks, or cosmetic issues are common. Older Detroit homes may show typical age-related wear such as older windows or uneven floors.

Repair Requests

After reviewing the inspection report, buyers may request repairs or ask for a credit. You are not required to fix everything, and some items can be negotiated or declined. Your agent will help you understand which requests are reasonable and which could be pushback opportunities.

Most inspection concerns are negotiable. Focus on addressing safety issues and lender-required repairs, and don’t be alarmed by the length of an inspection report—many findings are small and expected, especially in older Detroit homes.

Purpose of the Appraisal

If the buyer is using financing, their lender will order an appraisal to confirm the property’s value supports the agreed-upon purchase price. The appraiser reviews comparable recent sales and evaluates the home’s condition, features, and location.

Detroit-Specific Appraisal Considerations

Appraisers working in Detroit often account for unique factors such as:

• Historic architectural details
• Varying conditions of comparable homes
• Recent renovations or updates
• Neighborhood value patterns
• Differences between occupied and vacant comparables
• Basements, garages, and lot size

These nuances can influence valuation, especially in historic districts or where recent sales vary widely in price and condition.

If the Appraisal Comes in Low

A low appraisal does not mean the deal is lost. Sellers and buyers have several options:

• Negotiating price adjustments
• Splitting the difference
• Applying concessions or credits
• Challenging the appraisal with additional comparables
• Allowing buyers to bring additional cash if willing

Your agent will help you evaluate which path makes the most sense for your situation.

A clean, organized home with easy access to mechanical areas (furnace, electrical panel, attic, basement) makes inspections and appraisals easier and creates a positive impression. While neither process requires staging-level preparation, small, thoughtful touches help reinforce the home’s condition.

We guide you through every step of the inspection and appraisal process, help you evaluate repair requests, and advocate for your home’s value when an appraisal comes in lower than expected. Our experience with Detroit’s unique housing stock helps ensure you’re supported from start to finish.