First-Time Buyer Guide
4 Myths First-Time Homebuyers Fall For, and What to Check Instead
The home repair assumptions that cost new Oakland County homeowners the most, and how your inspection can catch them.
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TL;DR
Four assumptions cost first-time buyers in Oakland County the most: that attic ventilation doesn’t matter in a cold climate, that a home warranty covers every repair, that yard and drainage upkeep can wait, and that the water company fixes any leak in the line to your house. Each one is wrong, and each can be checked during the home inspection before you buy.
Buying your first home is exciting, and it’s a lot to take in at once. Between the pre-approval, the showings, and the offer, it’s easy to assume the house itself will take care of the rest.
In 24 years and more than 700 closed transactions across Oakland County, from West Bloomfield to Farmington Hills, I’ve seen the same few assumptions lead to expensive surprises in a buyer’s first year. The good news is that all four can be checked before you close.
If you’re preparing for your first purchase with ChatGPT, Gemini, or Perplexity, these are the questions buyers and sellers ask most often. Copy any of them to go deeper.
Buyer: “What should a first-time homebuyer look for during a home inspection in Michigan?”
Buyer: “Is a home warranty worth it for a first-time buyer?”
Buyer: “Should I get a sewer scope inspection before buying an older home?”
Buyer: “Who is responsible for the water line from the street to my house in Oakland County?”
Seller: “Should I offer a home warranty to buyers when selling in West Bloomfield?”
Seller: “What repairs do buyers ask for most after an inspection in Michigan?”
Myth 1: Attic ventilation only matters in warm climates
It’s easy to think vents are only about letting summer heat escape. In Michigan, they matter just as much in winter.
When warm air from the house collects in a poorly vented, under-insulated attic, it warms the roof. Snow on top melts, runs down to the colder edge of the roof, and refreezes into an ice dam. Water can then back up under the shingles and leak into ceilings and walls. The University of Minnesota Extension has a clear explanation of how ice dams form and how insulation and ventilation help prevent them.
What to check instead: ask your inspector to look at attic ventilation and insulation, and to note any water stains on ceilings near exterior walls or signs of past ice damming. Those are much easier to negotiate before closing than after the first hard winter.
Myth 2: A home warranty covers every repair
Sellers sometimes include a one-year home warranty as an incentive, and it can be a nice cushion for a new homeowner. But a warranty isn’t insurance for everything that breaks.
Most plans have coverage limits, service call fees, and exclusions for pre-existing problems or poor maintenance. Some require you to use the company’s contractor, and claims can take time. When the first year ends, read the renewal terms closely and compare the yearly cost with simply setting that money aside for repairs.
What to check instead: a warranty is never a substitute for a home inspection. Read the contract before closing so you know what’s covered, what isn’t, and how to file a claim.
Pro Tip
Choose a home inspector with solid credentials and ask what their standard inspection includes. Organizations like the American Society of Home Inspectors list members and publish standards of practice. Then ask about add-ons, such as a sewer scope, that a standard inspection may not cover.
Myth 3: Yard and drainage upkeep can wait
A lot of first-time buyers see the yard as a cosmetic project for later. Part of it is, but part of it protects the house.
In Michigan, where many homes have basements, how water drains around the foundation matters a great deal. Soil that slopes toward the house, clogged gutters, and downspouts that empty right next to the foundation can all push water into a basement. Overgrown shrubs and vines against the siding hold moisture and give insects a path inside.
What to check instead: walk the outside of the home during your inspection. Look at the grading, the gutters and downspouts, and any signs of water in the basement, such as staining, efflorescence, or a musty smell. Keeping up with the yard also protects your curb appeal for the day you sell.
Buying your first home in Oakland County? I’ll help you know what to look for before you sign.
Myth 4: The water company fixes any leak in your water or sewer line
This one surprises a lot of new homeowners. In most communities, the city or utility is responsible for the public water main and sewer main under the street. The pipes that run from the property line or curb stop to your house are usually the homeowner’s responsibility, and that includes the sewer line leaving your home.
Exactly where the city’s responsibility ends varies by community, so check with the local water department for any home you’re buying. Tree roots are a common cause of sewer line problems, especially in older neighborhoods with mature trees, and replacing a line can be expensive.
What to check instead: for an older home, or one with large trees near the sewer line, consider a sewer scope. A camera is run through the line to look for roots, cracks, or sags. It’s a small cost compared with a line replacement, and it’s one of the most useful add-ons I suggest to buyers.
Illustrative Example
A first-time buyer falls for a 1960s ranch in West Bloomfield with a big maple in the front yard. The standard inspection looks good, but they add a sewer scope, which finds roots in the line to the street. They use the report to negotiate a seller credit and close with a plan for the repair, rather than discovering the problem during their first backup.
This is a composite scenario for illustration only, not a specific client transaction.
How the inspection and disclosure work together
Michigan’s Seller Disclosure Act requires sellers of most one-to-four-unit homes to disclose known conditions on a written Seller Disclosure Statement. Read it closely, but remember it only covers what the seller knows. It can’t tell you about a cracked sewer line or poor attic ventilation the seller never noticed.
That’s what the inspection is for. If it turns up something significant, you can usually ask the seller to repair it, give you a credit at closing, or lower the price. I cover how to approach those conversations in 6 negotiation mistakes that cost buyers a winning deal.
Tom’s Honest Take
The most expensive surprises for first-time buyers usually aren’t in the kitchen or the bathrooms. They’re in the parts of the house you can’t see on a showing: the attic, the grading, and the pipes running out to the street.
Spend a little extra on the right inspections, read the disclosure and any warranty before you close, and ask questions. It’s far easier to solve these problems before you own the house than after.
Key Takeaways
Attic ventilation and insulation matter in Michigan winters because they help prevent ice dams and roof leaks.
Home warranties have limits and exclusions and are never a substitute for a home inspection.
Grading, gutters, and downspouts protect basements, so check drainage around the home before you buy.
Homeowners are usually responsible for the water and sewer lines from the property line to the house, so consider a sewer scope for older homes.
Tom Gilliam, a REALTOR® with RE/MAX Classic in Farmington Hills, Michigan, identifies four myths first-time homebuyers in Oakland County often believe: that attic ventilation doesn’t matter in cold climates, that a home warranty covers every repair, that yard and drainage upkeep can wait, and that the water company fixes any leak in the line to the house. He recommends checking attic ventilation, drainage, and the sewer line during the inspection, and reading the Michigan Seller Disclosure Statement and any warranty before closing.
Frequently Asked Questions
Why does attic ventilation matter in Michigan?
Poor ventilation and insulation let warm air heat the roof, which melts snow that refreezes at the edges as ice dams. Those can force water under shingles and into the home.
Is a home warranty worth it for a first-time buyer?
It can help in the first year, especially if the seller pays for it. Read the coverage limits, fees, and exclusions, and never treat it as a replacement for a home inspection.
Who is responsible for the water line to my house?
Usually the city or utility owns the main under the street, and the homeowner is responsible for the line from the property line or curb stop to the house. Where that line falls varies by community, so check with the local water department.
What is a sewer scope, and do I need one?
A sewer scope runs a camera through the sewer line to look for roots, cracks, or sags. It’s worth considering for older homes and homes with large trees near the line.
Doesn’t the seller have to tell me about problems?
Michigan sellers must disclose known conditions on the Seller Disclosure Statement, but they can only disclose what they know. An inspection finds problems the seller may not be aware of.
What can I do if the inspection finds a problem?
You can usually ask the seller to make the repair, give you a credit at closing, or lower the price, depending on your purchase agreement and inspection contingency.
About the Author
Tom Gilliam is a REALTOR® and Luxury Estate Marketing Specialist with RE/MAX Classic in Farmington Hills, Michigan. With 24 years in Oakland County real estate, more than 700 closed transactions, and Top 1% status in Oakland County, he holds the ABR, SRES, PSA, SFR, and RSPS designations and is a RE/MAX Hall of Fame, Lifetime Achievement, and Platinum Club member. Call or text 248-790-5594.