Selling a Michigan house that has had water in the basement
Michigan’s seller disclosure form asks whether there has been evidence of water in the basement or crawl space. If water came in during a spring storm and the room is dry today, both facts matter. Start with when you saw water, where it appeared, what you did, and what you’ve observed since. Ask your agent or closing attorney which disclosures apply to your sale. Michigan Seller Disclosure Act and form
What does a useful water history look like?
Here’s an example of a homeowner’s note:
In April, after heavy rain, I saw water along the wall beside the basement stairs. A contractor extended the downspout in May. I have the invoice and photos from before the work. I checked that area after two later storms and didn’t see standing water. I haven’t had the foundation evaluated.
That gives the next person dates, a location, records, and a clear limit on what the owner knows. If water has returned, include when and where it returned. If the problem predates your ownership, identify which information came from earlier records.
What should you do before accepting a buyer’s deduction?
Ask the buyer what work their number assumes. A proposal to address exterior drainage, a quote for interior cleanup, and an allowance for a structural concern describe different jobs. Give the buyer any invoices for work already completed. Ask what those records resolve and what still needs assessment.
| If this describes your basement | Useful next step |
|---|---|
| Water is still entering and the source is uncertain | Obtain an assessment and a written scope. Give buyers the same findings when requesting prices. |
| Work was completed and you have records | Gather the scope, invoice, warranty terms, and your observations afterward. Ask whether the buyer has priced that work a second time. |
| The house is empty and you seldom visit | Arrange an authorized current check. Date the photos and distinguish recent observations from older information. |
Repair, offer a credit, or sell in current condition?
Suppose a buyer asks for $9,000 and the quote you have is $4,000. The question is what the other $5,000 covers. It might reflect restoration excluded from your quote, another inspection, or uncertainty about the cause. Get that difference explained before negotiating the number.
If you choose repair, confirm what completion evidence the buyer needs. If you choose a credit, ask the buyer to confirm that their financing allows the sale to proceed. For an as-is offer, have the buyer specify the work, costs, and remaining checks assigned to you. Compare Michigan selling options