Point-of-sale inspections & Certificates of Occupancy
Some Michigan cities require an inspection or Certificate of Occupancy before a home can change hands or be re-occupied. Requirements vary block by block more than most buyers and sellers expect — here's what's relevant across the area I work in.
Ann Arbor specifically
As of this writing, Ann Arbor does not require a Certificate of Occupancy for a typical owner-occupied resale — that requirement is limited to new construction, major renovation, vacant buildings, and rentals (which need a Certificate of Compliance instead). Two other things do apply broadly in Ann Arbor, though:
- Home Energy Rating Disclosure (HERD). Most sellers must get a Home Energy Score before listing and disclose it to buyers.
- Orangeburg sewer pipe. Relevant for homes built roughly 1949–1970. See the inherited property quiz page for more detail, since this comes up most often with older, inherited homes.
Other cities in Washtenaw and Wayne County
| City | What's typically required |
|---|---|
| Ypsilanti 734-482-1025 | Rental inspections every two years for Certificate of Compliance; not required on a typical owner-occupied resale. |
| Ypsilanti Twp. 734-485-3943 | Required only for new construction or homes destroyed by an act of nature, not on a normal sale. |
| Canton 734-394-5200 | Only new construction requires a C of O, not resale. |
| Dearborn 313-943-2157 | Sale inspection required on most sales; check current fees directly with the city. |
| Dearborn Hts. 313-791-3470 | Required for all sales, with an inspection. |
| Garden City 734-793-1650 | Not required at closing, but you can't occupy without one; buying "as is" and completing repairs afterward is an option. |
| Livonia 734-466-2580 | Not required for a regular sale unless the home has been vacant 90+ days or has open violations. |
| Northville 248-449-9902 | Not required except for new construction. |
| Plymouth 734-453-1234 | Required only for new construction or major renovation. |
| Redford 313-387-2700 | Required for vacant properties (30+ days) and new construction/major renovation. |
| Romulus 734-942-7550 | City inspection required prior to sale; a temporary C of O is available to move in while corrections are completed. |
| Southgate 734-258-3030 | New construction only; no inspection required on a regular sale. |
| Taylor 734-374-1348 | Required to occupy, though not strictly required just to close, unless the buyer's bank requires it. |
| Trenton 734-675-8251 | Resale inspection required; buyer can sign a letter in lieu and get a temporary certificate. |
| Van Buren Twp. 734-699-8913 | Not required on resale, only new construction. |
| Wayne 734-728-9100 | Certificate of Compliance required on all sales. |
| Westland 734-467-3212 | Always required for single-family sales. |
| Woodhaven 734-675-4930 | Resale inspection always required, with corrections needed before occupancy. |