Sample Home Inspection Reports

Items that often show up in Detroit-area reports

Every house is different, but after 30+ years of inspections we see some of the same issues again and again in older Metro Detroit homes. Here is the kind of thing you can expect a report to point out, section by section:

• Roofing: worn or curling shingles, loose flashing around chimneys, and gutters that dump water right next to the foundation.
• Exterior: soil sloping toward the house instead of away from it, and brick that needs tuckpointing where mortar has worn out.
• Garage: overhead doors that don't reverse when something is in the way, a real safety risk for kids and pets.
• Structural components: cracked or bowing basement walls, water stains, and signs of past leaks, often from clay soil and freeze-thaw cycles.
• Plumbing: older galvanized supply pipes and cast iron drains, slow drains, and water heaters near the end of their life.
• Electrical: ungrounded outlets, missing GFCI protection in kitchens and baths, double-tapped breakers, and amateur wiring.
• Heating and cooling: older furnaces and boilers, dirty filters, and air conditioners that need service.
• Insulation and ventilation: thin attic insulation and bath fans that vent into the attic instead of outside.

Not every item is a deal-breaker. Some are quick, cheap fixes. Others are worth a repair request or a price credit. The report tells you which is which, so you can focus on what really matters instead of worrying about every small note.

Most purchase agreements give buyers a short window to inspect the home and ask for repairs. If your report shows up late or is hard to understand, that window can close before you've made a decision. That's why we deliver reports within 24–48 hours and organize them so the important items are easy to find.

A good report also has to fit the homes it describes. Much of Detroit's housing is 70 to 100 years old. Brick bungalows, colonials, and two-flats often have old wiring mixed with new, aging cast iron drains, and basements that have been fighting clay soil and freeze-thaw winters for decades. Our reports call these issues out clearly and tell you whether they are safety concerns, major repairs, or normal wear for a home that age.

For buyers using FHA, 203K, or NACA loans, the right paperwork matters just as much. Lenders and program counselors need to see specific items addressed before closing. Our Minimum Property Standards evaluation shows what HUD's standards require, and our full home inspection shows everything else. Many of our FHA and 203K clients get both. As a NAFHAC-certified HUD 203K consultant in Detroit, we can also help turn those findings into a renovation plan.

The MPS report looks different from a home inspection report on purpose. It starts with the property details lenders care about, like the type of home, its age, and whether the water, gas, and sewer are on and connected. Then it walks through the items HUD looks at: safe electrical and heating, a sound roof and foundation, working plumbing, and no hazards like peeling paint on older homes. Each problem is listed so it can be fixed or written into a 203K renovation plan before the appraiser or lender finds it.

Finally, a report should be something you can share. Each report comes as a PDF you can send to your agent, lender, contractor, or insurance company. If anyone has questions about what we found, they can call us directly.