Home inspections in Flint, from Civic Park to Mott Park
We cover Flint from our Grand Blanc office: the City of Flint in ZIP codes 48502 to 48507 and Flint Township on the Bishop Airport side in 48532, from Carriage Town, Civic Park, Mott Park and the College Cultural neighborhood to Evergreen Valley, Westgate and the Eastside. The city's median house was built in 1954 and 38% of its homes date from before 1950 (Census ACS 2020 to 2024), and Flint Township adds 1960s and 1970s ranches and most of the manufactured-home communities, so the add-ons that matter most here are the older-home ones: a sewer scope, a lead test on the paint and the tap water, asbestos sampling before any floor comes up, a mold inspection where a house sat empty, and a radon test.
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 homes in the City of Flint were built before 1980, and the median house dates from 1954 (Census ACS 2020 to 2024). Lead paint and asbestos flooring, siding and insulation were still in use for most of that time. We test for both.
0%
of the city's homes were built before 1950, the Civic Park and Carriage Town era (Census ACS 2020 to 2024). Original wiring, galvanized supply pipe and a clay sewer lateral come with a house that age, and a sewer scope is the only way to see the lateral.
0%
of Flint radon tests came back above the EPA fix-it level of 4 pCi/L (8 of 196 across the city's and Flint Township's ZIP codes on EGLE's map), below the county's 9%. Test anyway; the only way to know is to test.
What buyers run into in Flint
A 1954 median, and more than a third of the city from before 1950
The median home in the City of Flint was built in 1954; 94% of the city's homes went up before 1980 and 38% before 1950, and Flint Township's median is 1970 with 71% pre-1980 (Census ACS 2020 to 2024). Civic Park's bungalows were built by General Motors' Modern Housing Corporation from April 1919, Carriage Town is Victorian, and College Cultural and Mott Park date from the 1920s to the 1950s. In houses of that age we look for knob-and-tube wiring, galvanized supply pipe and cast iron drains, and in the township's 1965 to 1973 ranches for solid aluminum branch wiring. 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.
Lake Huron water, and what the lead line program did and did not reach
Flint's water has come from Lake Huron through the Great Lakes Water Authority (GLWA) under a 30-year contract signed in 2017, with the Genesee County Drain Commissioner's pipeline as the backup. The city has met the lead action level every monitoring period since July 2016, its January to June 2026 result was 3 parts per billion against Michigan's 12, and the EPA (Environmental Protection Agency) ended its 2016 emergency order in May 2025. The last active lead service line came out on July 31, 2026, roughly 11,600 replacements out of almost 32,000 properties dug up and checked. Two gaps remain: about 2% of residential addresses were never excavated and some owners declined the work, so verify by address, and we look at the visible service line where it enters the basement. The lead solder and galvanized pipe inside a pre-1950 house were never part of that program, and a water test (from $175) with a lead panel tells you what is actually at the tap.
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. Flint runs low on that map: 8 of 196 tests across the city's and Flint Township's ZIP codes came back above that level, 4% against 9% for Genesee County, with 3 of the 8 in 48532 on the township side. A low average says nothing about the house you are buying. A 48-hour radon test starts at $200 when added to a home inspection and runs during the inspection.
Former rentals, the city's rental inspection, and houses that sat empty
Tenants make up almost half of Flint's residents, so many of the houses that come up for sale have been rentals. Under Ordinance 200304 every rental in the city must be registered and inspected every three years against the 2021 International Property Maintenance Code. That is the city's program, not ours: a habitability check for the landlord's file, while ours adds the sewer scope, the radon and lead tests, thermal imaging and a report written for the buyer. There is no point-of-sale inspection in Flint that we know of, so the buyer's inspection is the only look the house gets before closing. Manufactured homes are 11.2% of Flint Township's housing (Census ACS 2020 to 2024). 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 Flint
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 Flint
The City of Flint in ZIP codes 48502 to 48507 and Flint Township in 48532 and the township side of 48507, including Carriage Town, the Grand Traverse Street District, Civic Park, Mott Park, College Cultural, Central Park, Downtown, Woodcroft Estates, Sugar Hill, Floral Park, Evergreen Valley, Westgate, Ballenger Highway, the Eastside, and the Fisherman's Cove, Torrey Hills, Parkwood, Tudor Estates and Royal Mobile Home Sites manufactured-home communities. Next door: Burton, Mount Morris Township, Genesee Township, Grand Blanc Township, Mundy Township, Flushing and Swartz Creek.
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 Flint buyers
Do you serve the Flint area?
Is Flint's water safe to drink now?
Was the lead service line at this house replaced?
Does Flint require an inspection when a house sells?
Can I be there for the inspection?
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