Home Inspection Checklist for Ann Arbor
A home inspection is a crucial step in the home-buying process to ensure you’re making an informed investment. In Ann Arbor, Michigan, with its mix of older homes, newer builds, and unique environmental conditions, a thorough inspection is essential. Here’s a detailed checklist tailored for the Ann Arbor area:
1. Structural Integrity
- Foundation: Look for cracks, water seepage, or uneven surfaces that might indicate foundation issues, common in areas with fluctuating temperatures.
- Basement: Check for dampness, water damage, or signs of mold, especially given Michigan’s humid summers and snowmelt in spring.
- Walls: Inspect for cracks, leaning, or bulging, which could signal structural problems.
- Roof: Ensure the roof is in good condition, with no missing or damaged shingles, and assess the lifespan of materials. Snow and ice in winter can accelerate wear and tear.
2. Exterior Elements
- Siding and Paint: Look for peeling, cracks, or rot, especially on wood or older siding materials.
- Windows and Doors: Inspect for proper sealing, broken glass, and functional locks to maintain energy efficiency during Michigan’s cold winters.
- Gutters and Downspouts: Check for clogs, damage, or improper drainage that could lead to water pooling near the foundation.
- Driveway and Walkways: Look for cracks, uneven surfaces, or drainage issues that can worsen during freeze-thaw cycles.
3. Roofing System
- Shingles and Flashing: Ensure there are no missing shingles or deteriorated flashing around chimneys and vents.
- Attic Ventilation: Proper ventilation prevents ice dams and extends roof life.
- Chimney: Look for cracks, loose bricks, or signs of poor sealing.
4. Electrical System
- Wiring: Ensure there’s no outdated or damaged wiring, such as knob-and-tube or aluminum wiring, common in older Ann Arbor homes.
- Panel and Breakers: Check that the electrical panel is updated and breakers are functioning correctly.
- Outlets and Switches: Test for proper grounding and functionality of all outlets and switches.
- GFCI Outlets: Confirm GFCI outlets are installed in wet areas like kitchens, bathrooms, and garages.
5. Plumbing System
- Pipes: Inspect for leaks, corrosion, or outdated materials like galvanized steel, which can cause low water pressure.
- Water Heater: Check the age and condition; most units last 8-12 years.
- Water Pressure: Test all faucets and showers to ensure proper water flow.
- Sewage and Septic Systems: If the home isn’t connected to the city sewer, ensure the septic system is in good condition.
6. Heating, Ventilation, and Air Conditioning (HVAC)
- Furnace: Ensure it’s functioning properly and check its age. Most furnaces last 15-20 years.
- Air Conditioning Unit: Inspect for signs of wear and tear, leaks, and proper cooling function.
- Ductwork: Look for gaps, dirt buildup, or improper insulation.
- Thermostat: Test the thermostat for accuracy and responsiveness.
7. Insulation and Energy Efficiency
- Attic Insulation: Verify adequate insulation to improve energy efficiency during Ann Arbor’s cold winters.
- Windows: Look for double-pane windows and signs of fogging, which can indicate broken seals.
- Doors: Inspect weatherstripping for drafts.
- Energy Audit: Consider requesting a report on the home’s energy efficiency.
8. Interior Elements
- Walls and Ceilings: Check for cracks, stains, or bulges, which might indicate water damage or settling.
- Floors: Look for uneven surfaces, squeaks, or signs of water damage.
- Stairs and Railings: Ensure they’re sturdy and meet safety standards.
- Fireplace: Inspect for creosote buildup, cracks, or improper ventilation.
9. Appliances
- Kitchen Appliances: Test all included appliances like ovens, refrigerators, and dishwashers to ensure they’re in working condition.
- Washer and Dryer: Check for functionality and proper venting.
- Garbage Disposal: Verify it operates without unusual noises.
10. Safety Features
- Smoke Detectors: Ensure smoke alarms are installed on every level and in sleeping areas.
- Carbon Monoxide Detectors: These are critical in homes with gas appliances or fireplaces.
- Fire Extinguishers: Confirm the presence and expiration dates of fire extinguishers.
- Stair Railings: Check for stability, especially in homes with multiple stories or basements.
11. Pest and Wildlife Inspection
- Termites and Ants: Look for damage to wood structures, especially in older homes.
- Rodents: Check for droppings or chew marks, particularly in basements or attics.
- Wildlife: In areas near parks or wooded lots, inspect for signs of raccoons, squirrels, or bats.
12. Environmental Concerns
- Radon Testing: Radon gas is common in Michigan; request a test to ensure levels are safe.
- Lead Paint: Homes built before 1978 may contain lead-based paint, requiring specialized testing.
- Asbestos: Common in older insulation and floor tiles, it should be identified and removed professionally.
- Mold and Mildew: Check damp areas like basements, bathrooms, and attics for mold growth.
13. Water Management and Drainage
- Sump Pump: Ensure the sump pump is functioning and has a backup system in place.
- Exterior Drainage: Check that water flows away from the foundation, preventing basement flooding.
- Irrigation Systems: Inspect outdoor sprinklers or irrigation systems for leaks or damage.
14. Garage and Outbuildings
- Garage Door: Test for smooth operation and inspect the automatic opener.
- Outbuildings: Inspect sheds, barns, or detached garages for structural integrity and water damage.
- Electrical in Garages: Ensure electrical outlets and lighting meet safety standards.
15. Permits and Compliance
- Renovation Permits: Verify that any additions or renovations were done with proper permits and meet local codes.
- Zoning Compliance: Check that the property adheres to Ann Arbor’s zoning laws for its intended use.
Conclusion
This comprehensive checklist will help ensure your Ann Arbor home inspection covers all critical areas. Given the city’s mix of historical and modern properties, working with a certified home inspector who understands local building standards and environmental factors is essential. Always review the inspection report carefully and use it to negotiate repairs or price adjustments as needed.