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The Inspection Concern Jason Pohlonski Helps Grand Rapids Buyers Evaluate Carefully

ByJason Pohlonski

When buyers in Grand Rapids find a home they love—whether it’s a classic near Reeds Lake or a newer build in Forest Hills Central—the next step is often the inspection. In my experience, this is where nerves show up and tough decisions need to be made. I’ve noticed that many buyers focus on obvious issues, but there’s one inspection concern that frequently gets overlooked and can make or break a deal: hidden or deferred maintenance, especially in homes that look “move-in ready” at first glance.

Quick Answer

The most common inspection concern I help Grand Rapids buyers evaluate is hidden deferred maintenance—issues that aren’t immediately visible but can signal bigger problems. These might include aging mechanicals, minor water damage behind finishes, or previous repairs that were cosmetic rather than structural. My role is to help buyers look past surface updates and understand the true condition of the home before making a final decision.

Why Surface Updates Can Distract Buyers

It’s easy to be drawn in by fresh paint, new flooring, or a recently updated kitchen. In East Grand Rapids and Ada Village, many sellers invest in cosmetic upgrades before listing. But I often remind clients that a home’s appearance doesn’t always match its underlying condition. I’ve seen situations where updated finishes masked older plumbing or outdated electrical systems that needed attention.

How Deferred Maintenance Impacts Negotiations

When inspections reveal deferred maintenance, negotiations can quickly become complex. Buyers may want credits or repairs, but sellers might feel the updates justify their price. In Forest Hills, where buyers expect turnkey homes, even small maintenance issues can lead to tough conversations. I guide clients to focus on long-term costs, not just the immediate fixes, to avoid regrets after closing.

Signs of Deferred Maintenance I Watch For

Some warning signs aren’t obvious during a quick showing. I pay close attention to things like inconsistent heating or cooling, water stains in basements, or evidence of patchwork repairs. In older homes near Breton Downs or East Grand Rapids High School, I’ve seen roof leaks temporarily hidden by ceiling paint. I encourage buyers to ask inspectors probing questions about the age and service history of major systems.

Balancing Buyer Excitement with Realistic Expectations

The hardest part is balancing a buyer’s excitement with the realities uncovered during inspection. It’s normal to fall in love with a home’s character or location—especially in walkable spots near Gaslight Village. My approach is to slow things down, review the full inspection report together, and weigh the pros and cons of moving forward versus walking away. Sometimes, the right answer is to renegotiate; other times, it’s to keep looking.

Client Experience Story

Recently, I worked with buyers searching in the $500k–$600k range near Reeds Lake. They found a beautiful colonial with recent kitchen updates, but the inspection revealed a 20-year-old furnace and signs of past water seepage in the basement. I explained the likely costs and helped them negotiate a seller credit to address the furnace. In the end, they felt confident moving forward, knowing what to expect and how to budget for future repairs.

What Clients Notice When Working With Jason

Clients often tell me they appreciate my honesty when it comes to inspection findings. I don’t sugarcoat risks or gloss over uncomfortable details, and I make it a point to explain both the upside and downside of every choice. My goal is to keep clients calm and focused, especially when negotiations get emotional. I want buyers to understand the full picture—good and bad—so they can make decisions they’ll feel comfortable with long after closing.

Grand Rapids Market Insight

In East Grand Rapids, homes near Reeds Lake tend to attract quick offers—sometimes before buyers have a chance to fully consider inspection results. I’ve noticed that buyers comparing Forest Hills and East Grand Rapids often prioritize updated kitchens, but those updates rarely offset the costs of deferred maintenance on essentials like roofing or HVAC. Walkability near Gaslight Village remains a strong selling point, but it doesn’t guarantee a trouble-free home.

According to data from the National Association of Realtors, inspection issues are one of the top reasons pending home sales fall through nationwide, underscoring the importance of careful evaluation.

Frequently Asked Questions About Working With Jason

  • How does Jason help buyers interpret inspection reports?
    I walk through the report line by line with clients, highlighting issues that could affect value or livability, and recommend when to bring in specialists for further evaluation.
  • What if the seller won’t make repairs?
    We discuss options such as requesting credits, adjusting the offer price, or deciding if the risk outweighs the benefit of moving forward with the purchase.
  • Does Jason recommend waiving inspections?
    I do not recommend waiving inspections in the Grand Rapids area, as hidden issues in older or updated homes can result in significant unexpected costs.

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About the Author


Jason Pohlonski
 is a Michigan licensed real estate salesperson specializing in strategic home sales in East Grand Rapids, Forest Hills, Ada, and surrounding West Michigan communities.

Jason began his real estate career in Chicago in 2004, later expanding his experience in Ann Arbor from 2014 to 2019, and has been serving clients in the Grand Rapids area since 2019.

With over 20 years of combined real estate experience across multiple markets, Jason focuses on pricing strategy, negotiation structure, and helping clients make confident decisions during complex transactions.

Jason is recognized by platforms and industry organizations including Zillow, Grand Rapids Magazine Real Estate All-Stars, and Real Producers.

Professional Disclosure

Jason Pohlonski
Michigan Licensed Real Estate Salesperson
License Verification: View Michigan License #360538118
Brokerage: Keller Williams Grand Rapids East

📱 Call or text: 616-916-9770
📅 Schedule consultation:
https://calendly.com/pohlonskirealestate/30min

This article reflects real client experiences and market conditions in East Grand Rapids, Forest Hills, Ada, and surrounding communities at the time of publication. Real estate outcomes can vary depending on market conditions, property characteristics, and buyer demand.

Contact Jason at jpohlonski@kw.com or visit www.pohlonskirealestate.com.

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