I want to give you a clear answer to both, because the competitive pressure of a spring market in Plymouth, Canton, Westland, or Livonia can make buyers feel like skipping or compressing these steps is just part of the deal. Sometimes it is. But it's a decision worth making with a clear picture of what you're agreeing to — not because a multiple-offer situation made it feel like the only option.
The home inspection: what it is and what it isn't
A home inspection is a visual evaluation of a property's condition by a trained inspector — typically covering the structure, roof, foundation, electrical, plumbing, HVAC, and other major systems. Michigan does not currently have a state licensing requirement for home inspectors; most reputable inspectors working in the Metro Detroit area hold voluntary professional certifications through organizations like ASHI (American Society of Home Inspectors) or InterNACHI. When hiring an inspector, ask whether they carry errors and omissions insurance and what professional standard of practice they follow — those are the meaningful questions.
A thorough inspection typically takes two to four hours. Two authoritative reference points triangulate the cost picture. Per the National Association of REALTORS® (April 2025) — the top-tier trade-association voice in U.S. real estate — the average cost of a home inspection in 2025 was approximately $400. Per the more recent Angi 2026 home inspection cost data — a primary contractor-survey source — the 2026 national average is approximately $343, with a typical range of $296–$424. Detroit-area inspections trend toward the lower end of that range, running approximately $294–$300 on average, with larger or older homes (common in Wayne County's mid-century housing stock) often pushing into the $400+ band. The two figures differ because of methodology — NAR's $400 is the figure their newsroom cited in 2025; Angi's $343 is a median pulled from their 2026 contractor-survey base. NAR's next consumer-side data refresh that may include inspection cost detail is the annual Profile of Home Buyers and Sellers, scheduled for release in early November 2026. Costs also vary by individual inspector, so contact several ASHI- or InterNACHI-certified inspectors directly for current quotes in your price range. Additional scopes — sewer line camera, radon test, mold screening — add cost on top of the base inspection but are worth discussing, especially on older homes.
What an inspection is not: a guarantee. Inspectors evaluate what they can see and access on the day they're there. They're not pulling permits, opening walls, or pressure-testing sewer lines unless you've specifically requested additional scopes. An inspection report is a condition snapshot, not a warranty.
What it is: the clearest picture you're going to get of what you're buying before you own it. In my experience, buyers who go into a purchase with a full inspection rarely have major surprises after closing. Buyers who waive or rush one sometimes do — and the costs are always paid by the person who owns the house, which at that point is you.
The inspection contingency — and what it means to waive it
The standard Michigan REALTORS® Purchase Agreement gives buyers 10 days after the effective date to complete inspections and raise any concerns. That contingency gives you the right to request repairs, a price adjustment, or to walk away if the results are unacceptable. If you waive this contingency, you're agreeing to take the property in its current condition — regardless of what an inspection might have turned up.
In a multiple-offer situation, some buyers waive the contingency entirely to make their offer more attractive. Some keep the contingency but agree not to request repairs on items under a certain dollar threshold. There are other structures too — a pre-offer inspection (if the seller allows access before offers are due) lets you inspect before you write, which removes the contingency without removing the information. That's worth asking about in any competitive situation.
I'm not going to tell you never to waive. I've seen buyers do it successfully on newer construction and in situations where the inspection risk felt genuinely manageable. But go in with your eyes open about what you're giving up — and think twice on any home with older mechanicals, an aging roof, or visible deferred maintenance.
The appraisal: what it is and why it matters
If you're financing your purchase, your lender will require an appraisal before they'll fund the loan. An appraisal is a licensed appraiser's independent opinion of the property's market value — separate from the agreed purchase price, separate from the listing price, and separate from what you're willing to pay. The appraiser is hired through the lender (or through the lender's appraisal management company) and works independently. Their job is to determine value, not to validate your contract.
The appraisal fee varies by lender, loan type, and property. Your lender is required by federal law to disclose the appraisal fee on your Loan Estimate within three business days of receiving your application — that document is the most reliable place to see the actual fee for your specific situation. The buyer typically pays this fee as part of closing costs.
Why this matters: if the appraised value comes in below your purchase price, your lender will only loan against the appraised value. That gap — between what you agreed to pay and what the lender will finance — has to be resolved. The three most common paths are: the seller reduces the price to the appraised value; the buyer brings additional cash to cover the gap; or both parties meet somewhere in the middle. If they can't agree, and the buyer has an appraisal contingency in place, the buyer has a contractual exit.
Appraisal contingencies in a competitive market
Some buyers waive the appraisal contingency as part of their offer — essentially committing to cover any gap between appraisal and purchase price out of their own pocket. This is more common at the higher end of the market, where buyers often have the financial flexibility to absorb it. It's a meaningful commitment, and one that deserves a real conversation about what you can actually cover before you put it in writing.
My general approach: if you're going to waive the appraisal contingency, know your ceiling before you write the offer. Decide exactly how much of a gap you're willing to fund. That number should be specific — because "I can probably cover a little" is not a plan when you're under contract.
A note on inspection negotiations this spring
One thing I've been watching across Wayne and Oakland counties this spring: buyer pushback on repair items is firmer than it was eighteen months ago. Even in multiple-offer situations, buyers are negotiating inspection items more than sellers might expect. That doesn't mean sellers are giving everything — but the era of buyers accepting a home completely as-is regardless of what the inspection found has softened. If you're a seller, being realistic about the condition of your home before you list — and pricing accordingly — removes most of the drama from the post-inspection conversation.
For a city-level look at how these dynamics are playing out in the market right now, see the Westland spring 2026 market overview — the inspection dynamic is especially relevant there given the age of much of the housing stock.
The short version
Get the inspection. Know what you're agreeing to if you waive or modify the contingency. Understand what an appraisal is measuring and what happens if the number doesn't match your contract. None of this is designed to scare you — it's designed to make sure you go into one of the biggest purchases of your life knowing what's actually happening at each step.
If you have specific questions about how inspections or appraisals have played out in a city or price range you're looking at, I'm happy to walk through what I've been seeing. You can also read more about the overall buying process in What Most First-Time Buyers Wish They'd Known.
Frequently asked: home inspections & appraisals in Michigan
Do I need a home inspection in Michigan?
You are not legally required to get a home inspection in Michigan, but it is strongly advisable. Michigan homes are effectively sold as-is unless otherwise negotiated — a thorough inspection is the clearest way to understand what you're buying before you own it. Buyers who waive inspections in competitive markets sometimes discover significant problems after closing that an inspection would have surfaced.
How much does a home inspection cost in Michigan?
Two reference points: per the National Association of REALTORS® (April 2025), the 2025 average was approximately $400. Per Angi's 2026 contractor survey, the current 2026 national average is approximately $343, with a typical range of $296–$424. Detroit-area inspections trend toward the lower end — approximately $294–$300 on average — though larger or older homes (common in Wayne County's mid-century housing stock) often run higher. NAR's next consumer-side data refresh is the annual Profile of Home Buyers and Sellers, scheduled for release in early November 2026. Actual costs vary by inspector, property size, age, location, and scope of work. Contact ASHI- or InterNACHI-certified inspectors in your area directly for current quotes specific to your home. The buyer pays the inspector directly, typically at the time of service. Additional specialized inspections (sewer scope, radon, mold) add to the total.
How much does a home appraisal cost in Michigan?
Appraisal fees vary by lender, loan type, and property. Your lender is required by federal law to disclose the appraisal fee on your Loan Estimate within three business days of receiving your application — that document is the most accurate and binding place to see your actual fee.
What happens if an appraisal comes in low in Michigan?
If the appraisal comes in below the purchase price, your lender will only finance against the appraised value. The gap must be resolved: the seller can reduce the price, the buyer can bring additional cash to cover the difference, or both parties can meet in the middle. If no resolution is reached and the buyer has an appraisal contingency, they can exit the contract.
Can I waive the home inspection contingency in Michigan?
Yes. Some buyers waive or modify the inspection contingency in competitive situations to strengthen their offer. Alternatives to a full waiver include doing a pre-offer inspection, limiting repair requests to items above a dollar threshold, or shortening the inspection window. The risk is highest on older homes or those with visible deferred maintenance.
How long is the inspection period in Michigan?
The standard Michigan REALTORS® Purchase Agreement provides 10 days after the effective date to complete inspections. This is negotiable — some buyers offer shorter windows in competitive situations. Confirm the specific timeframe in your purchase agreement, as contracts can vary.
What is the difference between a home inspection and an appraisal?
A home inspection evaluates the physical condition of the property (structure, roof, electrical, plumbing, HVAC) and is ordered by the buyer for the buyer's benefit. A home appraisal determines the market value of the property and is ordered by the lender to protect its investment. The inspection tells you what you're buying — the appraisal tells the lender what it's worth.