Frequently Asked Questions 

Choosing the Right Inspector

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Does Michigan require home inspectors to be licensed?

No. Michigan is one of the few states that does not require home inspectors to hold a license. That means anyone — regardless of training, experience, or certification — can legally call themselves a home inspector in Michigan.

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This makes your choice of inspector more important here than in states with mandatory licensing. Without a license requirement to filter out unqualified inspectors, the only protection you have is verifying the inspector's credentials yourself.

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Erik Hodge holds dual certifications from InterNACHI (the International Association of Certified Home Inspectors) and ICA (Inspection Certification Associates) — two of the most respected professional organizations in the industry. These certifications require demonstrated knowledge, ongoing education, and adherence to professional standards of practice. They're not mandatory in Michigan. Erik pursued them anyway, because your investment deserves a real professional.

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What certifications should I look for in a Michigan home inspector?

Because Michigan doesn't license home inspectors, professional certifications are the primary indicator of a qualified inspector. The most recognized are:

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InterNACHI — The International Association of Certified Home Inspectors is the world's largest home inspector association. InterNACHI certification requires passing a comprehensive exam, completing ongoing education, and adhering to a code of ethics and standards of practice.

ICA — The Inspection Certification Associates provides rigorous training and certification that covers residential inspection standards, report writing, and professional ethics.

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Erik Hodge holds both certifications. When evaluating any inspector, ask directly: what certifications do you hold, and are they current? Don't accept vague answers.

 

How is HHI Hodge Home Inspections different from other home inspectors in the area?

Three things set Erik apart from most inspectors in Metro Detroit and Mid-Michigan.

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First, real trade experience. Erik's background includes hands-on work in electrical, plumbing, framing, and more. He doesn't just recognize what things look like when something is wrong — he understands why, and what it means for the home.

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Second, communication. Erik spent 20+ years in customer service leadership before becoming a full-time inspector. He won't hand you a 50-page report full of jargon and leave you to sort it out. He walks through every finding with you, distinguishes what's urgent from what's routine, and makes sure you leave the inspection confident in your understanding of the home.

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Third, he's local. Based in Oxford, Erik inspects homes he understands — Michigan construction, Michigan weather patterns, Michigan soil and drainage challenges. He's not applying a generic national inspection framework to a Metro Detroit home.

 

Understanding Home Inspections

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What is a home inspection?

A home inspection is a comprehensive, non-invasive visual examination of a residential building's structure and major systems. Professional inspectors evaluate everything from the foundation to the roof, helping you avoid potentially expensive surprises and ensure the safety of your investment.

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Why are home inspections important?

When you're making one of the largest investments of your life, understanding the condition of the property is crucial. A professional inspection reveals potential major repairs, helps you make informed decisions, and provides valuable maintenance insights. This knowledge not only protects your investment but also gives you peace of mind about your purchase.

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How long does a home inspection take?

Most inspections take two to three hours, though this can vary based on several factors:

• Property size and age

• Number of systems to inspect (HVAC, electrical, multiple kitchens, etc.)

• Accessibility of areas requiring inspection

• Weather conditions

• Additional services (radon testing, mold inspection, etc.)

• Number of inspectors on site

• Time spent addressing client questions

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What are the most common issues found in Metro Detroit home inspections?

Metro Detroit's housing stock and Michigan's climate create a consistent set of findings that experienced local inspectors encounter regularly.

Basement moisture and water intrusion is the most common issue across the region. Michigan's clay-heavy soils, freeze-thaw cycles, and seasonal precipitation put constant pressure on foundations and drainage systems. Signs range from minor efflorescence to active water intrusion that can lead to mold and structural damage.

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Aging electrical systems are common in the region's significant inventory of mid-century homes. Federal Pacific Stab-Lok and Zinsco panels — both discontinued brands with documented safety concerns — appear regularly in inspections throughout Oakland, Macomb, and Genesee counties.

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Roof wear and ice dam damage is a Michigan-specific concern. Repeated freeze-thaw cycles degrade roofing materials, and poor attic insulation and ventilation create conditions for ice dams that damage rooflines, gutters, and interior finishes.

HVAC systems approaching end of life — Michigan winters demand a lot from heating systems, and many homes in the region have furnaces, boilers, or heat pumps that are aging out.

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Galvanized steel plumbing in homes built before the 1970s is common and presents concerns about water quality, reduced flow, and corrosion.

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Frequent findings include:

• Roof and gutter problems (leaks, damage, poor drainage)

• Electrical system deficiencies

• Improper grading or drainage

• Basement moisture issues

• Plumbing problems (leaks, poor water pressure)

• Inadequate ventilation or insulation

• HVAC system inefficiencies

• General wear and tear

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Understanding these regional patterns is part of what a locally experienced inspector brings to your inspection.

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What is radon and should I test for it in Michigan?

Radon is a naturally occurring radioactive gas that forms from the decay of uranium in soil and rock. It enters homes through cracks in foundations, gaps around pipes, and other openings, and accumulates in lower levels of the home. It is odorless, colorless, and undetectable without testing.

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Radon is the leading cause of lung cancer among non-smokers in the United States, responsible for approximately 21,000 deaths annually according to the EPA.

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Michigan has moderate to high radon potential throughout much of the state. Oakland, Macomb, and Genesee counties all have areas with elevated radon levels. Because radon levels vary by property — even neighboring homes can test very differently — there is no way to know whether a home has a radon problem without testing.

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Radon testing is strongly recommended for any home purchase in Michigan. If elevated levels are detected, mitigation systems are well-established, effective, and typically cost between $800 and $2,500. Testing costs far less than the peace of mind it provides.

Erik offers radon testing at $185 when combined with a residential home inspection.

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What is a pre-listing inspection and should sellers in Michigan get one?

A pre-listing inspection is a full home inspection conducted before a property goes on the market — commissioned by the seller rather than the buyer.

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In Michigan's competitive real estate markets, pre-listing inspections have become an increasingly valuable tool for sellers who want to control the narrative of their sale. By identifying issues before listing, sellers can:

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• Address problems proactively and on their own timeline, rather than under the pressure of a buyer's repair demands during the inspection contingency period.

• Price the home accurately based on its actual condition.

• Provide buyers with a completed inspection report that builds confidence and reduces the likelihood of renegotiation after the buyer's inspection.

• Reduce the risk of a deal falling through due to unexpected inspection findings.

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Pre-listing inspections are particularly valuable in Oakland County, Macomb County, and other competitive markets where buyers may be competing on multiple offers. A clean, documented inspection history is a differentiator.

Erik offers pre-listing inspections at $300.

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Preparing for Your Inspection

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What questions should I ask during the inspection?

Focus on questions about critical systems and potential major expenses rather than cosmetic issues. Key areas to inquire about include:

• Roof condition and estimated lifespan

• Electrical system safety and capacity

• Plumbing system condition

• HVAC system age and efficiency

• Structural integrity

• Drainage and grading concerns

• Insulation effectiveness

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Do I need to be present for the inspection?

While not mandatory, attending your home inspection is highly recommended. It provides an invaluable opportunity to:

• Learn about the property's systems and maintenance requirements

• Ask questions and get immediate clarification

• See potential issues firsthand

• Understand the inspector's findings in context

• Gain insights into home maintenance

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Cost and Value

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How much does a home inspection cost?

Inspection costs typically range from $390 to $700, varying based on:

• Property size

• Home age

• Additional features requiring inspection

• Optional testing services

• Local market rates

While costs vary, a thorough inspection is a wise investment that can save thousands in future repairs or help negotiate a better purchase price.

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Special Considerations

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Do inspectors examine pools, fences, and outbuildings?

Standard home inspections typically focus on the main structure and attached garages. Additional features like pools, separate structures, or specialized systems usually require separate inspections or additional fees. Discuss these needs with your inspector beforehand to understand what's included and what might need separate evaluation.

 

Can a house "fail" an inspection?

Home inspections don't result in pass/fail grades. Instead, they provide detailed information about a property's current condition and potential concerns. This information helps buyers make informed decisions and can influence price negotiations, but the interpretation of findings depends on individual circumstances and priorities.

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What if the inspection reveals problems?

If significant issues are discovered, you typically have several options:

• Withdraw from the purchase (if you have an inspection contingency)

• Request repairs before closing

• Negotiate a price reduction

• Accept the property as-is

Sellers must address structural defects, serious safety issues, and code violations, but aren't required to fix cosmetic problems. Many issues can be resolved through price adjustments or repair credits during negotiations.

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Do you serve Oakland County?

Yes. Erik Hodge is based in Oxford and serves all of Oakland County — from the southern communities of Royal Oak, Ferndale, and Berkley through the central areas of Troy, Rochester Hills, Bloomfield Hills, and Waterford, to the northern communities of Clarkston, Lake Orion, Oxford, Highland, and Milford.

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Oakland County is Erik's home county and the core of his service area.

 

→ Learn more about home inspections in Oakland County

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Do you serve Macomb County?

Yes. HHI Hodge Home Inspections serves all of Macomb County, including Sterling Heights, Shelby Township, Clinton Township, Macomb Township, Warren, Chesterfield, St. Clair Shores, Washington Township, and surrounding communities.

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→ Learn more about home inspections in Macomb County

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Do you serve Lapeer County?

Yes. Erik serves buyers throughout Lapeer County, including Lapeer, Imlay City, Metamora, Almont, North Branch, Columbiaville, Dryden, and surrounding townships. His location in Oxford makes him well-positioned to serve Lapeer County buyers without added travel fees.

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Lapeer County properties frequently involve well and septic systems, lakefront homes, and rural construction that require specific inspection expertise. Erik is experienced with all of these.

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→ Learn more about home inspections in Lapeer County

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Do you serve Genesee County?

Yes. HHI Hodge Home Inspections serves buyers throughout Genesee County, including Flint, Burton, Grand Blanc, Flushing, Davison, Swartz Creek, Clio, Goodrich, and surrounding communities.

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Water quality testing is strongly recommended for Genesee County properties and is available as an add-on to any residential inspection.

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→ Learn more about home inspections in Genesee County

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Do you travel outside your primary service area?

Erik's primary service area covers Oakland, Macomb, Lapeer, and Genesee counties. For properties in adjacent areas — including St. Clair County, Livingston County, Tuscola County, and parts of Washtenaw County — call or text 248-388-4783 to discuss availability. Erik will let you know directly whether your property falls within his travel range.