Most people know they need a home inspection before buying a house. But a standard inspection is just the starting point. Depending on the property, the location, and what the initial report turns up, there are a number of additional inspection types that paint a much fuller picture of what you are actually buying.
According to industry data, 86% of home inspections reveal at least one issue that needs attention.
Knowing which inspections apply to your situation is how you avoid becoming part of that statistic, unprepared. Here is a breakdown of every inspection type available and what each one is designed to catch.
First: The Standard Home Inspection
The standard home inspection is the foundation of any real estate transaction. A licensed inspector evaluates the visible and accessible components of the property from top to bottom:
- Roof and attic
- Foundation and structural elements
- Electrical system
- Plumbing
- HVAC
- Insulation and ventilation
- Windows, doors, and exterior
The goal is to identify existing defects, safety concerns, and items likely to need repair or replacement. InsideOut Inspections Plus delivers a detailed, photo-supported report the same day as the inspection, so buyers can review findings and take action without delay.
The inspection report is also one of the most powerful negotiating tools in a transaction.
Buyers use inspection findings to negotiate a lower purchase price, saving an average of $14,000 off the final sale price.
A standard inspection does not cover everything, which is exactly why ancillary services exist.
Pre-Listing Inspection
A pre-listing inspection is a standard home inspection ordered by the seller before the home goes on the market. It has become an increasingly practical move for sellers who want to avoid surprises once a buyer’s inspection period begins.
Knowing about issues ahead of time gives sellers the opportunity to address them on their own terms, price the home accordingly, or disclose them upfront to maintain buyer confidence.
It also reduces the likelihood of deals falling apart late in the process, which saves everyone time and stress.
New Construction Inspection
New construction does not mean defect-free.
Builder errors, subcontractor oversights, and rushed timelines can leave issues that are invisible to the naked eye but show up clearly to a trained inspector.
A new construction inspection is typically performed at one or more stages of the build, most commonly before drywall is installed and again before closing. Catching problems at the pre-drywall phase is far less expensive than addressing them after walls are finished and systems are fully enclosed.
In Michigan and Ohio, where frost heave, expansive clay soils, and harsh winters add their own variables to construction, an independent inspection provides a layer of protection that the builder’s own oversight simply cannot replace.
Investment Property Inspection
Investment property inspections are tailored to the needs of real estate investors rather than traditional homebuyers. The focus is practical: what is the current condition of the property, what deferred maintenance exists, and what will it cost to bring it up to rentable or sellable condition?
For investors buying in markets like Detroit, Jackson, or Toledo, where older housing stock is common, this type of inspection provides the cost visibility needed to accurately underwrite a deal before committing.
Pairing an investment inspection with ancillary services like sewer scope or radon testing can prevent expensive surprises after closing.
Commercial Inspection
Commercial inspections cover a broader scope than residential ones. They are designed for office buildings, retail spaces, multi-unit properties, and other commercial assets, evaluating the structure, building systems, and any visible deferred maintenance.
InsideOut Inspections Plus provides commercial inspection services throughout Michigan for business owners, investors, and property managers who need an objective professional assessment before purchase, lease, or renovation.
Ancillary Inspection Services
Beyond the core inspection types, several specialized services address concerns that a standard inspection cannot fully evaluate.
These are commonly added alongside a standard inspection or triggered by something flagged in the initial report.
Radon Testing
Radon is a colorless, odorless radioactive gas that seeps into homes through foundation cracks, crawl spaces, and gaps around pipes.
It is the second leading cause of lung cancer in the United States, responsible for an estimated 21,000 deaths each year according to the EPA, and the leading cause among non-smokers.
Michigan and Ohio both have significant zones of elevated radon potential, making testing a smart call for any home purchase in the region. The EPA recommends taking action when levels reach 4.0 pCi/L or higher.
| Radon Level | EPA Guidance |
| Below 2 pCi/L | Generally considered acceptable |
| 2 to 3.9 pCi/L | Consider mitigation; risk is still present |
| 4.0 pCi/L or above | Take action; mitigation recommended |
| 10 pCi/L or above | High priority; act as soon as possible |
Testing is fast, affordable, and can be added to your inspection appointment. If levels come back elevated, mitigation is reliable and cost-effective.
Mold and Indoor Air Quality Testing
Mold is not always visible, and indoor air quality problems are not always obvious. A musty odor, a history of water intrusion, or a flagged moisture area in the standard report are all good reasons to add mold or IAQ testing to your order.
Testing identifies what is in the air and on the surfaces of the home so buyers can make an informed decision and, if needed, negotiate remediation before closing.
Sewer Scope Inspection
A sewer scope uses a camera to inspect the underground drain line from the home to the city main or septic system. This is one of the most overlooked inspections in a home purchase and also one of the most valuable.
Common issues found include:
- Collapsed or cracked lines
- Root intrusion
- Offset or misaligned joints
- Deteriorated pipe materials
None of these show up in a standard inspection, but all of them can cost thousands to repair. For older homes in Detroit, Toledo, Monroe, or any established neighborhood with aging underground infrastructure, a sewer scope is worth adding to every transaction.
Septic Inspection
Homes not connected to municipal sewer rely on a private septic system, and those systems require a dedicated inspection. A standard home inspection does not assess septic components in depth.
A septic inspection evaluates the tank, distribution lines, and drain field to confirm the system is functioning properly and identify signs of failure or needed maintenance.
This is especially relevant for rural properties and older homes throughout northern Michigan, where septic systems are common, and county inspection requirements vary.
Well Inspection
Properties on private well water need a well inspection to assess the pump, pressure tank, and related components, as well as water quality testing to check for contaminants.
Municipal water is tested and regulated on an ongoing basis. Private well water is entirely the homeowner’s responsibility. Knowing what is in the water before you close is basic due diligence, and it is a step that is easy to skip and hard to undo.
Pest Inspection
A pest inspection checks for evidence of wood-destroying organisms, including termites, carpenter ants, and wood-boring beetles.
It is required for VA and FHA loan transactions and is a smart addition to any home with older construction, wood framing concerns, or visible moisture damage.
Water Quality Testing
Water quality testing checks for a range of contaminants, including bacteria, nitrates, heavy metals, and other substances that affect safety and taste.
This service applies to both well and municipal supplies and is particularly relevant for families with young children or anyone with specific health concerns.
Structural Inspection
When a standard inspection raises questions about the integrity of a foundation, framing, or load-bearing components, a structural inspection provides a more detailed assessment by a qualified expert.
This goes beyond what a standard inspection covers and focuses on evaluating severity and recommending appropriate next steps.
Other Related Questions to Explore
Is a home inspection required in Michigan or Ohio?
Neither state legally requires one, but most lenders do. Waiving the inspection contingency is a significant financial risk, and according to the NAR Realtors Confidence Index, fewer buyers are doing it as the market has cooled.
What does a home inspection not cover?
A standard inspection evaluates visible and accessible components. It does not assess underground sewer lines, private well systems, radon levels, mold, or pest activity. Those require separate services, many of which can be added at the time of your inspection appointment.
Do new construction homes need an inspection?
Yes. Builder walkthroughs are not a substitute for an independent inspection. New construction can have builder errors and subcontractor oversights that a third-party inspector is trained to catch.
What if I am buying a manufactured home?
Manufactured homes require a specific certification process that differs from a standard inspection. This satisfies the lender and program requirements at closing.
When to Schedule a Professional Inspection
Schedule as soon as you have an accepted offer and an inspection contingency in your contract.
For pre-listing inspections, book before the home hits the market. For new construction, coordinate with your builder to inspect at key build phases, ideally before drywall and again before the final walkthrough.
InsideOut Inspections Plus serves Southeast Michigan, Northwest Ohio, and Northern Michigan, with inspectors available beyond regular business hours and same-day reports on every inspection.
Final Thoughts
A standard home inspection is the starting point, not the finish line. The more you understand about the different types of inspections available, the better equipped you are to protect your investment, negotiate confidently, and move forward without second-guessing what might be hiding behind the walls.
InsideOut Inspections Plus offers a full range of inspection and ancillary services across Michigan and Northwest Ohio. Whether you are buying, selling, building, or investing, schedule your inspection today and get a same-day report you can actually act on.
