Fall Home Inspection Guide

The Last Chance to Prepare Before Winter

Fall inspections in Michigan have a unique urgency. Whatever the inspection reveals, you have a narrow window to address it before freezing temperatures arrive. A furnace that needs repair in October becomes an emergency in January. A roof vulnerability found in November becomes an ice dam in February.

The advantage: fall lets you evaluate the heating system under early-season load, inspect the chimney before first use, and assess the home's winterization readiness before you're living in it during a polar vortex.

Furnace & Heating System Readiness

The furnace is the most important system in a Michigan home, and fall is when it kicks on for the first time in months. Problems that were dormant all summer — cracked heat exchangers, failing ignitors, clogged filters — surface now.

• Age of the furnace — most last 15-20 years. Units over 15 should be closely evaluated
• Heat exchanger — cracks in the heat exchanger can leak carbon monoxide into the home. This is the single most dangerous furnace defect
• Filter condition — a clogged filter reduces efficiency and strains the system. Check if it's been changed recently
• Thermostat response — does the system actually cycle on and heat the home evenly?
• Flue and venting — exhaust gases need a clear path out. Blocked or deteriorated flues are CO risks

Chimney & Fireplace Condition

If the home has a fireplace — wood-burning, gas, or insert — fall is when it matters. Before first use of the season, the chimney should be inspected for creosote buildup, liner cracks, deteriorated mortar, and cap/spark arrestor condition.

• Chimney cap and crown — cracked or missing caps allow water, animals, and debris into the flue
• Mortar joints — deteriorated mortar on the exterior chimney allows water infiltration that accelerates through freeze-thaw
• Damper operation — should open and close fully. A stuck damper wastes heat or lets cold air pour in
• Firebox condition — cracked firebricks, missing mortar, or gaps where fire meets the wall

Roof & Gutter Prep for Snow Load

Fall is the last opportunity to assess the roof before it's covered in snow for four months. Any vulnerabilities found now — missing shingles, compromised flashing, damaged gutters — will become active leaks once ice and snow arrive.

• Shingle condition — curling, cracking, granule loss, or missing shingles need attention before winter
• Gutters and downspouts — clogged gutters lead directly to ice dams. They should be clean and securely attached
• Flashing — around chimneys, vent pipes, and skylights — the most common leak entry points
• Attic insulation — inadequate attic insulation causes heat loss that melts snow on the roof, creating ice dams

Insulation, Windows & Weatherization

Energy costs in Michigan are significant, and fall is the time to evaluate how well the home retains heat. Drafty windows, insufficient insulation, and air leaks all translate directly into higher heating bills and less comfortable living.

• Attic insulation depth — current recommendations are R-49 to R-60 for Michigan. Many older homes have R-19 or less
• Rim joist insulation — the most commonly uninsulated area in Michigan basements, and a major heat loss point
• Window seals — fog between double-pane glass means failed seals. Drafts around frames mean missing weatherstripping
• Exterior door seals — daylight visible around a closed door means air infiltration

Pipe Winterization & Freeze Risk

Pipes that run through unheated spaces — exterior walls, crawl spaces, garages, unfinished basements — are at risk of freezing once temperatures drop below 20°F. Fall is the time to identify which pipes are vulnerable before the first deep freeze.

• Pipes in exterior walls — especially kitchen and bathroom supply lines on outside walls
• Crawl space pipes — should be insulated with foam pipe sleeves at minimum
• Hose bibs — outdoor faucets should have shut-off valves inside the house, and hoses should be disconnected before freezing weather
• Sprinkler system — if the home has an irrigation system, it needs to be blown out and winterized before the first freeze

Questions to Ask Your Inspector in Fall

• "How old is the furnace and what condition is the heat exchanger in?"
• "Does the chimney need a Level 2 inspection before use?"
• "Are the gutters in good shape for snow and ice?"
• "How's the attic insulation — is it adequate for Michigan winters?"
• "Are there pipes in unheated spaces that could freeze?"
• "Would you recommend a thermal imaging scan for this home?"
• "What should I address before the first freeze?"