Michigan Home Inspection Requirements: A Complete Guide for Buyers, Sellers & Inspectors
Michigan requires all practicing home inspectors to hold an active license issued by the Michigan Department of Licensing and Regulatory Affairs (LARA) under Public Act 248 of 2016. Unlike many states, Michigan does not mandate inspections—but legally binding disclosures, radon awareness obligations, and strict licensing standards shape every transaction. Buyers, sellers, and inspectors must navigate state-specific rules on reporting, scope of work, and environmental hazards unique to Michigan’s climate and housing stock.
Michigan State Licensing Requirements for Home Inspectors
Michigan enforces rigorous licensing through the Michigan Department of Licensing and Regulatory Affairs (LARA) under the Home Inspector Registration Act (Act 248 of 2016). To obtain a license, applicants must complete at least 40 hours of approved pre-licensure education—including 20 hours in residential construction systems, 10 in inspection standards and ethics, and 10 in Michigan-specific laws—and pass the National Home Inspector Examination (NHIE) plus a state-specific jurisprudence exam. Applicants must also carry minimum $500,000 errors and omissions (E&O) insurance and submit fingerprints for a criminal background check. Licenses renew biennially with 24 hours of continuing education, including 3 hours in Michigan law updates. Unlicensed practice is a misdemeanor punishable by fines up to $5,000 and/or imprisonment. LARA maintains a public license verification portal, and inspectors must display their license number on all reports and marketing materials. Violations—including failure to follow ASTM E2018 or InterNACHI’s Residential Standards of Practice—may trigger disciplinary action, including suspension or revocation. Michigan does not recognize reciprocity; out-of-state inspectors must meet all MI requirements before practicing.
Radon and Mold Testing Protocols in Michigan Homes
While Michigan law does not require mandatory radon or mold testing during real estate transactions, it imposes strong disclosure and advisory obligations. Under the Michigan Radon Awareness Act (PA 297 of 2012), sellers must provide buyers with the Michigan Department of Health and Human Services (MDHHS) Radon Informational Brochure and disclose any known radon test results. Licensed inspectors are expected to follow ASTM E2121-22 for radon assessment and recommend testing in basements and habitable lower levels—especially critical given Michigan’s high average indoor radon levels (over 4.0 pCi/L in 40% of counties). For mold, Michigan has no statutory testing mandate, but inspectors adhering to InterNACHI’s Mold Inspection Standards or IICRC S520 must document visible growth, moisture sources, and conditions conducive to microbial amplification. Per MDHHS guidance, inspectors should avoid sampling unless trained and equipped; instead, they must recommend third-party certified industrial hygienists for remediation planning. Failure to identify chronic water intrusion—a leading cause of mold in Michigan’s humid continental climate—may constitute negligence, particularly in older homes with failing gutters, ice-dam-prone roofs, or unvented crawlspaces common in Lower Peninsula properties.
Seller Disclosure Laws and Required Forms in Michigan
Michigan sellers are legally required to complete and deliver the Seller’s Disclosure Statement (Form CSRD-1), mandated under the Michigan Seller Disclosure Act (PA 282 of 1993). This 12-page document covers material defects related to structure, plumbing, electrical, HVAC, roofing, foundation, water intrusion, pests, zoning violations, and environmental hazards—including prior radon mitigation or mold remediation. Sellers must disclose known issues ‘to the best of their knowledge and belief’; willful omissions may result in civil liability for fraud or rescission. The form must be delivered before acceptance of an offer, and buyers receive a statutory 7-day review period to terminate without penalty. Notably, Michigan does not require disclosure of deaths on premises or paranormal activity, nor does it mandate property condition warranties. However, sellers who fail to disclose latent defects—such as concealed foundation cracks revealed only after excavation or faulty aluminum wiring installed pre-1975—face heightened risk of post-closing litigation. Real estate agents must ensure timely delivery and retain signed acknowledgments; brokers may be held vicariously liable for inadequate disclosure oversight. The form is not a substitute for professional inspection, and buyers are strongly advised to hire a LARA-licensed inspector before waiving contingencies.
Common Structural and System Deficiencies in Michigan Homes
Michigan home inspectors routinely identify region-specific deficiencies tied to climate stressors, aging infrastructure, and legacy construction practices. Top findings include: (1) Ice dam damage—caused by inadequate attic insulation and ventilation—leading to roof deck rot, soffit deterioration, and interior water stains, especially in homes built before 2000; (2) Foundation movement from expansive clay soils and freeze-thaw cycles, manifesting as horizontal basement wall cracks, stair-step masonry fractures, and misaligned doors/windows; (3) Aluminum branch circuit wiring (common in 1965–1973 homes), posing fire risk if improperly terminated or overloaded; and (4) Undersized or corroded cast-iron drain-waste-vent (DWV) pipes in pre-1950 homes, frequently clogged or leaking due to internal scale buildup. Additional concerns include non-compliant GFCI/AFCI protection in kitchens/bathrooms per NEC 2020 adoption, deteriorated TPO or EPDM flat roofs on condos, and outdated knob-and-tube wiring in Upper Peninsula cottages. Inspectors must reference the Michigan Residential Code (based on IRC 2021) and flag safety hazards like missing handrails on stairs exceeding three risers or detached garage door sensors—violations that may affect insurability and financing eligibility.
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Do Michigan home inspectors need to test for radon themselves, or can they just recommend testing?
Michigan inspectors are not required to perform radon testing, but licensed inspectors must recommend it in writing when inspecting basements or lower-level living spaces per MDHHS guidelines. Only certified radon measurement professionals (licensed by the National Radon Proficiency Program or NRPP) may conduct tests used for real estate transactions. Inspectors who lack NRPP/NRCP certification must refrain from interpreting results or installing devices.
Can a seller refuse to complete the Michigan Seller’s Disclosure Statement?
No. Under PA 282 of 1993, sellers of residential property with 1–4 units must complete and deliver Form CSRD-1 before accepting an offer. Refusal voids the sale contract’s enforceability and exposes the seller to claims for fraudulent concealment. Exceptions apply only to transfers between spouses, court-ordered sales, or new construction sold by the builder.
Is aluminum wiring still legal in Michigan homes, and what must inspectors report?
Aluminum wiring itself is not illegal in Michigan, but its termination methods are heavily regulated. Inspectors must report outlets, switches, or breakers connected with standard screw terminals—known fire hazards—as deficient per NEC 2020 (adopted statewide in 2021). Acceptable remediation includes COPALUM crimps, AlumiConn connectors, or complete rewiring. Unaddressed aluminum wiring is a common FHA/VA loan denial reason.
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