Residential Home Inspection
Residential
Home Inspection
A comprehensive, top-to-bottom home inspection built for Northern Michigan properties, with same-day reporting and clear recommendations.
A top-to-bottom inspection built for Northern Michigan homes, with your report delivered within 2 hours.
Every inspection covers all of this, and more.
Structure & Foundation
Foundation, framing, grading, drainage and structural conditions.
Roof & Attic
Roofing, flashing, ventilation, insulation and signs of damage.
Electrical
Panel, wiring, outlets, fixtures and visible electrical safety issues.
Plumbing
Supply lines, drains, fixtures, water heater and visible leakage.
Heating & Cooling
HVAC equipment, operation and distribution.
Moisture & Thermal Imaging
Thermal imaging and moisture-meter evaluation included.
Interior & Exterior
Windows, doors, siding, decks, porches, stairs & major components.
Your Final Report
Same-day digital report, annotated photos, major-finding video and inspector consultation.
- Same-day report
- Thermal imaging included
- WDO inspection included
- Buyer consultation
- Major-findings report
Enter the property address to see your exact inspection price and available appointment times.
Choose the right level of protection for your home.
Every package includes the same comprehensive home inspection. Higher packages add specialized testing and inspections to give you a more complete picture of the property.
Every package includes our full home inspection. Upgrades add specialized testing for a more complete picture.
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Essential
Complete home inspection
- Comprehensive home inspection
- Thermal imaging included
- Termite / WDO inspection included
- Digital photo report, same day
- Repair-request tools
- Buyer consultation
- Full home inspection
- Thermal imaging
- Termite / WDO inspection
- Photo report within 2 hours
- Repair-request tools
- Buyer consultation
Priced by size
Home Protection
Most popular
The home, plus the systems and environmental risks a standard inspection does not cover.
- Everything in Essential
- Radon testing
- Sewer scope, HD video, for municipal properties
- Or septic inspection plus bacteria and nitrate water testing for rural properties
- Everything in Essential
- Radon testing
- Sewer scope (municipal)
- Septic + water test (rural)
Add to your inspection
Complete Property
Maximum coverage
- Everything in Home Protection
- Mold and air quality testing
- Additional property coverage as selected
- Everything in Home Protection
- Mold & air quality testing
- Extra property coverage
Add to your inspection
Your Deliverables
Report delivered within 2 hours of completed inspection
Report delivered within 2 hours
Clear photos, descriptions and findings, delivered within 2 hours of the inspection.
Major-Findings Guide
A detailed walkthrough of every significant finding, giving full context of the potential issues.
Talk With Your Inspector
Questions afterward? Review the findings directly with the person who inspected the property.
Frequently asked questions.
How much does a home inspection cost?
Most homes in Northern Michigan fall between $495 and $650, priced by square footage, age and other factors. Homes over 3,500 square feet, accessory buildings and those built before 1920 are quoted individually because they genuinely take longer.
How long does it take, and should I be there?
Two to three hours for a typical single-family home, longer for large lakefront properties or multiple outbuildings. You are welcome to attend the whole thing, and we encourage joining for at least the last 30 minutes. If you are out of state, we run a live video walkthrough instead.
When do I get the report?
Within 2 hours of the inspection, without exception. It arrives as a digital report with annotated photos, a prioritized repair summary you can hand a contractor, and narrated video of anything significant.
What is not included?
A standard inspection does not include radon testing, sewer scope, well or septic evaluation, or mold sampling. Those are separate services you can add to the same visit, which is both cheaper and faster than booking them separately.
What does an inspection cost?
Most homes in Northern Michigan fall between $495 and $650, priced by square footage, age and other factors. Homes over 3,500 square feet, accessory buildings and those built before 1920 are quoted individually because they genuinely take longer.
How long is it? Should I attend?
Two to three hours for a typical single-family home, longer for large lakefront properties or multiple outbuildings. You are welcome to attend the whole thing, and we encourage joining for at least the last 30 minutes. If you are out of state, we run a live video walkthrough instead.
When do I get the report?
Within 2 hours of the inspection, without exception. It arrives as a digital report with annotated photos, a prioritized repair summary you can hand a contractor, and narrated video of anything significant.
What is not included?
A standard inspection does not include radon testing, sewer scope, well or septic evaluation, or mold sampling. Those are separate services you can add to the same visit, which is both cheaper and faster than booking them separately.
Do I need radon testing?
Much of the northern Lower Peninsula sits on fractured limestone and glacial till, which move soil gas efficiently, and several counties in our service area are classified in elevated-risk zones. Radon varies house to house on the same street, so the only way to know is to test. We are NRPP-certified for both measurement and mitigation.
Should I get a sewer scope?
If the home was built before roughly 1985 and sits on municipal sewer, we recommend it without hesitation. Clay and Orangeburg laterals fail predictably, and root intrusion, bellies and collapsed pipe are completely invisible in a standard inspection. A lateral replacement in an established neighborhood routinely runs $8,000 to $25,000.
What if the house has a well and septic system?
Most properties outside city limits are on private well and septic. We evaluate the wellhead, pressure tank and flow rate and pull lab samples for bacteria and nitrates, and inspect the tank, baffles and drain field. County time-of-sale requirements vary across Northern Michigan, and we tell you what your county requires before you close.
Do I need radon testing?
Much of the northern Lower Peninsula sits on fractured limestone and glacial till, which move soil gas efficiently, and several counties in our service area are classified in elevated-risk zones. Radon varies house to house on the same street, so the only way to know is to test. We are NRPP-certified for both measurement and mitigation.
Should I get a sewer scope?
If the home was built before roughly 1985 and sits on municipal sewer, we recommend it without hesitation. Clay and Orangeburg laterals fail predictably, and root intrusion, bellies and collapsed pipe are completely invisible in a standard inspection. A lateral replacement in an established neighborhood routinely runs $8,000 to $25,000.
What about well and septic?
Most properties outside city limits are on private well and septic. We evaluate the wellhead, pressure tank and flow rate and pull lab samples for bacteria and nitrates, and inspect the tank, baffles and drain field. County time-of-sale requirements vary across Northern Michigan, and we tell you what your county requires before you close.
Know what you are buying.
Get your exact inspection price, choose the services that fit the property and reserve an available appointment.