Genesee County is our home county
Our main office is at 4481 Oak Street, Grand Blanc, MI 48439, and Genesee County is where we do more inspections than anywhere else: Grand Blanc, Flint, Burton, Davison, Fenton, Swartz Creek, Flushing, Clio and every township in between. The county's housing is older than most of Michigan, so the add-ons that matter here are the ones for older homes: a sewer scope, lead testing, asbestos sampling before a flooring or siding project, a mold inspection for a damp basement, and a radon test.
Every inspection is done by a certified inspector, comes with thermal imaging and a drone view of the roof when the weather allows, and the digital report is in your inbox the same day. 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 Genesee County homes were built before 1980, when lead paint and asbestos flooring, siding and insulation were still in use. We test for both.
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of Genesee County homes date from before 1950: knob-and-tube wiring, clay sewer lines and plaster. Sewer scope and lead test recommended.
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of Genesee County radon tests were above the EPA fix-it level of 4 pCi/L, and Fenton ran at 17% (EGLE map, 1,142 tests). A 48-hour test runs during the inspection.
What buyers run into in Genesee County
Older houses than most of Michigan: lead, asbestos and original systems
The median Genesee County home was built in 1969, and 68% of the county's 183,903 housing units went up before 1980 (Census American Community Survey, 2020 to 2024). 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. 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. Expect original electrical panels, galvanized water pipe and clay or cast iron sewer lines too; we look for all of it.
Lead in older plumbing
Flint replaced most of its lead service lines after 2016, but the plumbing inside older homes across the county can still carry lead solder and brass. A water test (from $175) with a lead panel tells you what is actually coming out of 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. In Genesee County, 9% of the 1,142 tests reported to EGLE's radon map came back above that level (99 of 1,142), but the map only knows about homes that were tested, and Fenton (17% of 532 tests) and Davison (13%) run well above the county figure. A 48-hour radon test starts at $200 and runs during the inspection.
Wells, septic and the water test your lender wants
Flint, Burton, Grand Blanc, Davison and Fenton are on municipal water and sewer; many township homes are on wells and septic. Genesee County has no county-wide time-of-sale rule, so the well and septic inspection is your call, and we recommend it on any home with a drain field: the package starts at $500, or the well alone from $275 and the septic alone from $300. VA loans require a water test on any private well and FHA lenders ask for one in most cases. We pull the sample, send it to a certified lab and deliver the results in the format the lender wants, usually in 2 to 7 business days. The water test starts at $175 and covers coliform bacteria, nitrates, nitrites, lead, arsenic and more.
Basements, moisture and mold
Wet basements are the most common finding in the county's older housing stock, and a finished basement can hide a mold problem for years. Thermal imaging and moisture readings are part of every home inspection, so hidden moisture behind a finished wall shows up in the report with a picture. 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 Genesee County
Prices are starting points. 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
- Well and septic inspection package, starting at $500 (well alone from $275, septic alone from $300)
- Water testing, starting at $175
- Sewer scope, starting at $150
- Mold testing, starting at $275
- Termite (WDI) inspection, starting at $200
- Thermal imaging, starting at $125
- Lead testing, starting at $100
- Asbestos testing, starting at $300
- Pool and spa inspection, starting at $125
- 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
Genesee County towns we cover
Grand Blanc, Flint, Burton, Davison, Fenton, Swartz Creek, Flushing, Clio, Mount Morris, Linden, Goodrich, Montrose, Otisville, Gaines and Lennon, plus Grand Blanc, Mundy, Flint, Genesee, Davison, Richfield, Atlas, Fenton, Argentine, Clayton, Flushing, Vienna, Thetford, Forest, Montrose and Gaines townships. If your address is in the county, we cover it.
Questions from Genesee County buyers
How soon can you inspect a house in Flint or Burton?
What does a home inspection starting at $425 include?
Should I add a sewer scope on an older Flint home?
Can I be there for the inspection?
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