Summer Home Inspection Guide

Heat Exposes What Cold Weather Conceals

Summer is the only season where you can fully evaluate the air conditioning system under real load. It's also when humidity-related problems surface, pest activity peaks, and the exterior of the home is fully visible and accessible. What you gain in summer is a complete picture of the home's comfort systems and outdoor condition.

The trade-off: you can't see how the furnace performs, and ice dam damage from the previous winter may have been repaired already. But for AC, ventilation, pest, and exterior evaluation, summer is ideal.

Air Conditioning Performance

This is the one system you can only truly test in summer. Inspectors can verify whether the AC cools the home effectively, check the temperature differential between supply and return air, and evaluate the condition of the condenser unit outside.

• Temperature differential — the air coming from the vents should be 15-20°F cooler than the air going into the return. Less than that suggests a problem
• Age of the unit — most central AC systems last 15-20 years. If it's older than 12, start budgeting for replacement
• Refrigerant lines — check for ice buildup on the lines going to the condenser, which indicates low refrigerant or airflow issues
• Condenser condition — bent fins, debris buildup, vegetation growing against the unit, or a unit sitting on unlevel ground
• Ductwork — uneven cooling between rooms often indicates duct leaks, poor design, or insulation issues

Humidity, Ventilation & Attic Heat

Michigan summers are humid, and homes that don't manage moisture well will show it now. Condensation on windows, musty basement smells, and attic temperatures over 140°F all point to ventilation problems that affect comfort, energy costs, and long-term building health.

• Attic ventilation — soffit vents, ridge vents, and gable vents should provide airflow. A super-hot attic with no air movement shortens roof life and bakes the rooms below
• Bathroom exhaust fans — should vent to the exterior, not into the attic. Venting into the attic is a leading cause of attic mold in Michigan
• Basement humidity — if the basement feels damp or smells musty even in summer, there's a moisture management problem
• Condensation on windows — indicates excessive indoor humidity or failed window seals

Pest & Termite Activity

Insect activity peaks in Michigan's warm months. Termites, carpenter ants, powder post beetles, and other wood-destroying insects are most active and most detectable in summer. Evidence that might be dormant in winter is now visible.

• Mud tubes on the foundation — the classic sign of subterranean termites, running from soil up to wood
• Sawdust-like frass — fine wood shavings near baseboards or wooden beams, indicating carpenter ants or beetles
• Wood-to-soil contact — siding, deck posts, or porch supports touching the ground create an invitation for termites
• Swarmers — piles of discarded wings near windows or doors, usually in late spring and summer

Pool & Spa Systems

If the home has a pool or spa, summer is the only time it can be fully evaluated. The system needs to be operational — pump running, heater working, and water chemistry visible. A pool that's been winterized and covered can't be inspected.

• Pump and filter — age, condition, and whether they're adequately sized for the pool
• Heater — gas or electric, age, and operational status
• Pool surface — cracks, staining, or delamination in plaster, vinyl, or fiberglass
• Decking and coping — trip hazards, settling, and drainage away from the house
• Fencing and safety — gates should self-close and self-latch per code

Exterior Condition Assessment

Summer gives you the clearest view of the home's exterior. No snow covering the roof, no ice blocking gutters, and full visibility on siding, paint, decks, driveways, and landscaping. It's also the best time to assess the condition of exterior wood — decks, fences, trim — that take a beating from Michigan weather.

• Paint and siding — peeling, blistering, or fading that indicates moisture problems or UV damage
• Deck condition — soft or spongy boards, loose railings, ledger board attachment to the house
• Driveway and walkways — settlement, cracking, and tree root damage
• Landscaping grading — soil, mulch, or flower beds should not be piled against the siding

Questions to Ask Your Inspector in Summer

• "How old is the AC system, and how is it performing?"
• "Is the attic ventilated properly?"
• "Are the bathroom fans venting to the exterior or into the attic?"
• "Any signs of pest or termite activity?"
• "Is the pool equipment in good working order?"
• "How does the exterior hold up — any deferred maintenance?"
• "Would you recommend a mold test given the humidity?"