Quick Answer

A pre-purchase sewer inspection uses a Picote Solutions HD camera to inspect the sewer lateral before closing — providing HD video footage, a written report with findings, pipe material and age assessment, and a repair cost estimate if deficiencies are found. Cost: $200–$400. Report delivered within 48 hours. Findings can be used for seller credit negotiation, repair contingencies, or walk-away decisions. Part of Bison’s Sewer Camera Inspection services. Serving Oakland and Macomb County home buyers since 1998.

⚠ The Due Diligence Gap

Standard Home Inspections Don’t Cover the Sewer Lateral

A licensed home inspector evaluates the roof, foundation, electrical, HVAC, and visible plumbing fixtures. The sewer lateral — the underground pipe running from the home’s foundation to the municipal connection — is explicitly outside the scope of a standard home inspection. It requires a separate camera inspection to assess.

In Oakland County’s pre-1980 housing stock, that unassessed pipe is typically clay tile installed when the home was built — now 50–70 years old, potentially root-invaded, cracked, or offset from decades of Michigan freeze-thaw cycles. The buyer takes legal ownership of that pipe at closing, along with the full financial responsibility for whatever condition it’s in. A $200–$400 pre-purchase inspection is the only way to know what that responsibility looks like before you sign.

$200Inspection cost — reveals repair liabilities up to $20,000+
48 hrsReport turnaround from inspection appointment
50–70Years old — typical clay pipe lateral in pre-1980 Oakland County homes
$0Sewer lateral coverage in a standard home inspection scope

Why Pre-Purchase Sewer Inspection Is Critical in These Markets

🏠 Birmingham, MI
Median home: $550K–$900K+
Pipe: Clay tile, pre-1950s to 1970s — 50–80 years old

Birmingham’s older housing stock — many homes built before 1950 — sits on some of the oldest clay sewer laterals in Oakland County. Root intrusion from mature specimen trees and silver maples throughout the city is extremely common. A Birmingham sewer lateral inspection before closing is as essential as a structural inspection on a home of this value.

🏠 Troy, MI
Median home: $350K–$600K+
Pipe: Clay tile & cast iron, 1960s–1980s — 40–60 years old

Troy’s ranch and colonial homes from the 1960s–1980s are approaching the end of their original pipe’s useful life. The active real estate market and high transaction volume make pre-purchase sewer inspections increasingly standard practice among informed buyers — and Troy’s HOA communities make post-purchase sewer repair especially complicated.

🏠 Rochester Hills, MI
Median home: $300K–$500K+
Pipe: Clay tile (west) & PVC (east) — varies by era

Rochester Hills’ older western neighborhoods (formerly Avon Township) have clay laterals now 50–70 years old, while eastern developments near Oakland University are newer. Identifying which pipe era a specific home is on makes a camera inspection especially valuable before buying — the repair liability differs significantly between the two.

🏠 Royal Oak, MI
Median home: $250K–$450K+
Pipe: Clay tile, 1940s–1960s — 60–80 years old

Royal Oak’s post-WWII bungalows are the densest concentration of aging clay pipe in the service area. Silver maple and elm root intrusion is endemic throughout the city’s residential neighborhoods. A pre-purchase inspection here frequently reveals root intrusion requiring $300–$600 in cleaning or $6,500–$15,000 in CIPP lining.

🏠 Bloomfield Hills
Median home: $600K–$1.5M+
Pipe: Clay tile, 1940s–1970s — on large wooded lots

Bloomfield Hills estate properties have long lateral runs through heavily treed land — root intrusion pressure from multiple directions on laterals that may extend 80–150+ feet from the foundation. The combination of high home values and long, root-exposed laterals makes a pre-purchase inspection particularly high-stakes here.

🏠 Ferndale, MI
Median home: $180K–$300K+
Pipe: Clay tile, 1920s–1950s — 70–100 years old

Ferndale has the oldest housing stock in the service area — many homes built in the 1920s–1940s with clay laterals now approaching or past 100 years old. A pre-purchase camera inspection here frequently reveals end-of-life pipe requiring full replacement, making it critical buyer due diligence in this market.

What Bison’s Pre-Purchase Inspection Includes

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Full Lateral Camera Inspection — Picote Solutions HD

The Picote Solutions HD push camera feeds the full lateral from the cleanout access point — recording footage of every foot of the pipe run from the foundation to the municipal connection. Distance is measured from the cleanout at each finding, providing exact defect locations for repair planning. The camera operates in the pipe without requiring dewatering or special access beyond the cleanout.

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HD Video Footage — Provided Digitally

The complete inspection run is recorded and provided to the buyer digitally — yours to keep, share with your real estate attorney, forward to your agent, or use for a second-opinion estimate from another contractor. The footage is timestamped and distance-marked at each finding.

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Written Inspection Report

A written technician assessment documenting every finding — damage type, footage distance from cleanout, severity rating, and repair recommendation. Each finding references the specific video footage timestamp. The report is formatted for use in real estate transactions: clear, professional, and signed by the technician. Delivered within 48 hours of the inspection.

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Pipe Material and Age Assessment

Camera footage confirms the pipe material — clay tile, cast-iron, PVC, or concrete — and assesses the current wall condition relative to the pipe’s estimated age. This assessment is important for buyers: a cast-iron pipe showing early interior corrosion requires different urgency than an intact PVC lateral. Material and age context are included in the written report.

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Repair Cost Estimate — If Deficiencies Found

When the camera reveals deficiencies — root intrusion, cracks, joint offsets, or structural damage — the report includes a specific repair recommendation and cost range. This estimate is the number your real estate agent uses in the seller credit negotiation. It covers the method (cleaning, pipe patching, CIPP lining, or replacement) and the specific cost range for a lateral of the inspected diameter and length.

Using the Report in Real Estate Negotiation

Three Ways Buyers Use Pre-Purchase Inspection Findings

1

Seller Credit at Closing

The most common outcome. Buyer presents the written report and repair estimate to the seller — requesting a closing credit equal to the repair cost. Seller reduces the net proceeds; buyer uses the credit to fund the repair after closing. The inspection report provides the specific dollar figure and technical justification the seller and their agent need to evaluate the request.

2

Seller Completes Repair Before Closing

Seller arranges and funds the sewer repair before the closing date — typically using their own contractor or accepting Bison Plumbing’s quote. Buyer requests post-repair camera verification by an independent inspector to confirm the repair was completed to specification before closing. Bison provides post-repair camera verification as a standalone service.

3

Price Reduction or Walk Away

When the inspection reveals severe pipe deterioration — a collapsed lateral requiring $15,000–$25,000 in replacement — buyers may negotiate a purchase price reduction rather than a credit, or use the finding to exit the contract under an inspection contingency. The inspection report provides the documented basis for either outcome.

How to Schedule a Pre-Purchase Inspection

1

Contact Bison — Provide Property Address and Closing Date

Call (586) 784-4281 or submit a request online. Provide the property address, your closing date, and the best contact for the listing agent or seller to coordinate access. Bison schedules pre-purchase inspections within 24–48 hours of request — confirm your specific timeline when booking.

2

Seller Grants Cleanout Access — Buyer or Agent Coordinates

The inspection requires access to the cleanout — typically a capped pipe fitting in the basement or near the foundation exterior. The listing agent coordinates access with the seller or their agent. The buyer does not need to be present, but may attend if they choose. The inspection itself takes 45–90 minutes depending on lateral length.

3

Camera Inspection Performed — Full Lateral Run

Picote Solutions HD camera runs the full lateral — recording footage from cleanout to the end of the pipe run, distance-marking each finding. The technician reviews findings in real time and prepares notes for the written report.

4

Written Report + HD Video Delivered Within 48 Hours

The written inspection report and HD video footage are delivered digitally within 48 hours of the inspection appointment. Report includes all findings, footage timestamps, pipe material assessment, and repair cost estimates if applicable. Formatted for immediate use by your real estate agent, attorney, or in a seller credit negotiation.

For Real Estate Professionals — Referring Bison Plumbing

🏠 Bison Plumbing as Your Pre-Purchase Inspection Partner

Oakland County real estate agents representing buyers on pre-1980 homes rely on Bison Plumbing for pre-purchase sewer inspections because the report is formatted for transaction use — specific findings, footage-supported cost estimates, and professional documentation that holds up in negotiation and under attorney review.

24–48 hour scheduling — fits active closing timelines
Written report formatted for real estate transaction use
HD video footage provided with every inspection
Repair cost estimates specific to the inspected pipe
LARA-licensed technicians — credentialed findings
Post-repair verification available after seller completes repair
Serves all Oakland and Macomb County markets
2,800+ reviews — 4.9 stars — trusted by buyers and sellers

To refer a buyer for a pre-purchase inspection, call (586) 784-4281 or submit online. Include the property address, buyer contact, and closing date. Bison coordinates access with the listing agent directly.

💡 Timing Within the Inspection Contingency Window

Michigan purchase agreements typically include a 7–14 day inspection contingency window. Schedule the sewer inspection within the first 2–3 days of the contingency period — this leaves sufficient time to receive the 48-hour report, consult your agent and attorney, and submit a seller credit request or amendment before the contingency expires. For tight timelines, call Bison at (586) 784-4281 to confirm same-day or next-day availability.