Home inspections in Fenton, from Dibbleville to Lake Fenton
We cover the Fenton area from our Grand Blanc office: the City of Fenton, Fenton Township, Tyrone Township and the Fenton corner of Rose Township, with Linden and Argentine Township on the west. That takes in the Dibbleville-Fentonville historic district, Lake Fenton, Silver Lake, Lake Ponemah, Loon Lake, Lobdell Lake and Runyan Lake, and subdivisions from Fairways of Spring Meadows to Chateaux du Lac. The housing runs from 1830s houses in the historic district through lake cottages that predate the 1968 sewer to new construction still going up in the township, so the add-ons that matter most here are radon (ZIP 48430 runs the highest of any Genesee County town we cover), a water test on the private wells that serve most of the township and all of Tyrone Township, a seawall inspection on the lake lots, and a sewer scope or a septic inspection.
Every inspection is done by a certified inspector and the digital report is in your inbox the same day. Thermal imaging of the heating, cooling, plumbing and electrical systems and of any area showing signs of water intrusion is included in every home inspection, along with a drone view of the roof when the weather allows and a sump pump test. We test; we never repair or remediate, so nothing in the report is a sales pitch. A home inspection starts at $425; the final price depends on the size and age of the home, which is why the instant quote asks for the address.
0%
of radon tests in Fenton's ZIP 48430 came back above the EPA fix-it level of 4 pCi/L (88 of 532 on EGLE's map), the highest share of any Genesee County town we cover and nearly double the county's 9%. The only way to know about this house is to test.
0%
of Fenton Township homes were built in 2000 or later, 26% in the City of Fenton (Census ACS 2020 to 2024). New does not mean defect-free; blue tape and 11th month inspections catch what the builder missed.
0%
of homes in the City of Fenton were built before 1980 and 18% before 1950, when lead paint and asbestos flooring, siding and insulation were still in use (Census ACS 2020 to 2024). We test for both.
What buyers run into in Fenton
Century houses, converted cottages and 35% new since 2000
The median home in the City of Fenton was built in 1981 and 48% of the city's 5,451 homes went up before 1980, 18% before 1950; Fenton Township's median is 1992, with 35% of its homes built in 2000 or later (Census ACS 2020 to 2024). The oldest stock is the 130-building Dibbleville-Fentonville district. Lead paint was legal until 1978 and asbestos was still common in flooring, siding, insulation and ceiling texture into the 1980s, so anything of that age gets a lead test (from $100) and, if you plan to pull up floors or siding, asbestos sampling (from $300, with or without a home inspection): flooring installers, including Home Depot's, will not pull up pre-1980 vinyl or linoleum without an asbestos test (Home Depot's own installation guidance says so), so we sample flooring, siding and insulation and send it to an accredited lab. We recommend a sewer scope (from $150) on any home built before 1980, any home that has been a rental, and any lot with mature trees near the sewer line, because roots are what break clay and cast iron pipe.
City wells with an arsenic plant, township wells without one
The City of Fenton pumps four groundwater wells, 75 to 100 feet deep, and lime-softens the water at a plant that started up in July 2004 to remove arsenic. The city is also searching out lead and galvanized service lines and told owners in November 2024 to expect letters about galvanized pipe, without publishing counts, so we check the service material where it enters the house, and a lead water test (from $100) is cheap insurance in an older city house. Fenton Township had no municipal water until December 2023, when the Southern Lakes Water Extension brought Genesee County's Lake Huron water down Fenton Road, with Torrey, Lahring and Jennings roads following and connection voluntary; everything outside that corridor, and all of Tyrone Township, is on a private well. The Genesee County Health Department says naturally occurring arsenic runs through the county's groundwater, so a private well here gets our water test (from $175), which covers arsenic along with coliform bacteria, nitrates, nitrites and lead.
Radon
Michigan EGLE (the Department of Environment, Great Lakes, and Energy) says about 1 in 4 homes in Michigan tests above the EPA action level of 4 pCi/L. Fenton runs the highest of the Genesee County towns we cover: 88 of the 532 tests in ZIP 48430 on EGLE's map came back above that level, 17%, against 9% for the county. A 48-hour radon test starts at $200 when added to a home inspection and runs during the inspection.
Lake lots: seawalls, docks, sewer leads, septic and crawlspaces
About 20% of Fenton Township is surface water. Docks, boardwalks, seawalls and beach sanding need a State of Michigan permit through EGLE, not the township, so we ask for the permit. A seawall inspection is $150 when added to the home inspection. Sewer reached the east side of Lake Fenton in 1968 and the township's 110 miles of it have all been camera-inspected under a state consent order; on a sewered cottage we scope the lead, and one that never connected may keep its septic until the system fails. Genesee County has no county-wide time-of-sale rule for wells and septic systems and Fenton has no point-of-sale inspection that we know of, so the buyer's inspection is the only look the house gets before closing. The well and septic package starts at $500 when added to a home inspection, or the well alone from $275 and the septic alone from $300. The converted cottages are the ones on crawlspaces. Where a crawlspace or the underbelly of a manufactured home is too tight or too wet to enter we send in our crawlspace robot (an Uplink Robotics inspection crawler; the maker says only 22 have been sold in Michigan, and three of them are ours) so it gets photographed instead of skipped. Our mold inspection (from $275) is done by an IAC2-certified inspector: thermal imaging and moisture meters to find the source, spore-trap air samples and surface samples, and accredited lab results that name the species. The EPA's rule of thumb is that anything that stays wet longer than 24 to 48 hours will usually grow mold, and a finished basement hides exactly that.
Services and starting prices in Fenton
Prices are starting points. Add-on services (radon, well and septic, water, mold, sewer scope, termite, lead, pool and spa) are priced as shown when added to a home inspection; booked on their own they are quoted separately. Asbestos sampling starts at $300 with or without a home inspection. Thermal imaging of the heating, cooling, plumbing, electrical and water-intrusion areas is part of every home inspection; the energy-efficiency scan of windows, doors and insulation is the add-on. The final price depends on the size and age of the home, and the instant quote gives you a firm number before you book. Commercial building inspections are quoted by the building.
- Home inspection, starting at $425
- Radon testing, starting at $200 when added to a home inspection
- Well and septic inspection package, starting at $500 (well alone from $275, septic alone from $300) when added to a home inspection
- Water testing, starting at $175 when added to a home inspection
- Sewer scope, starting at $150 when added to a home inspection
- Mold testing, starting at $275 when added to a home inspection
- Termite (WDI) inspection, starting at $200 when added to a home inspection
- Energy‒efficiency thermal scan, starting at $125
- Lead testing, starting at $100 when added to a home inspection
- Pool and spa inspection, starting at $125 when added to a home inspection
- Pre‒listing inspection, starting at $425
- New build blue tape inspection, starting at $525
- Investor property verification, starting at $250
- Soil testing, starting at $250
- Asbestos testing, starting at $300
Areas we cover around Fenton
The City of Fenton, Fenton Township, Tyrone Township and the Fenton corner of Rose Township, including Dibbleville, the LeRoy Street downtown, Lakeside and Bayport Park on Lake Fenton, Silver Lake, Lake Ponemah, Loon Lake, Squaw Lake, Runyan Lake, Lobdell Lake, Fairways of Spring Meadows, Fenton Acres, Chateaux du Lac, Hallers Corners, and the Fenton Oaks, Tyrone Woods, Cider Mill Crossings, Loon Lake Estates and Lake Ponemah manufactured-home communities. Next door: Linden and Argentine Township, Holly and Rose Center, Hartland Township, Mundy Township and Grand Blanc.
This page is part of our Genesee County coverage; the county page has the county-wide radon numbers, the township well and septic rules and every town we work in. All 18 counties are on the Areas We Serve page.
Questions from Fenton buyers
Do you serve the Fenton area?
Is the Fenton house on city water or a well?
The house is on Lake Fenton, Silver Lake, Lake Ponemah or Runyan Lake. What is different about the inspection?
Does Fenton require a point-of-sale or septic inspection when a home sells?
Can I be there for the inspection?
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