Home inspections in Goodrich, from the Mill Pond to Kings Pointe
We cover Goodrich from our Grand Blanc office: the Village of Goodrich on M-15 and Atlas Township around it, all of ZIP 48438, from the Mill Pond and Hegel Road to the sewered subdivisions along the Grand Blanc Township line (Kings Pointe, Warwick Woods, Rolling Hills, Tanglewood, Emerald and Inverness), Atlas, and the acreage between. The village is a compact town where the median house dates from 1993, the township is 36 square miles of rural lots where the median house dates from 1979 and 13% heat with propane, and nearly all of it is on wells, so the add-ons that matter most here are a well and septic inspection, a water test for arsenic, bacteria and nitrates, a radon test and a blue tape inspection on the newer builds.
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 Goodrich radon tests came back above the EPA fix-it level of 4 pCi/L (13 of 88 in ZIP 48438 on EGLE's map), above the county's 9%. Test anyway; the only way to know is to test.
0%
of the Village of Goodrich's homes were built in 2000 or later, and the village's median house dates from 1993 (Census ACS 2020 to 2024). New does not mean defect-free; blue tape and 11th month inspections catch what the builder missed.
0%
of Atlas Township homes heat with propane, which usually means a private well and a septic system too, and here neither the village nor the township has a public water system that we can find (Census ACS 2020 to 2024). The well and septic package is the only look they get before closing.
What buyers run into in Goodrich
A 1993 median in the village, 1979 in the township, and the old village core
The median home in the Village of Goodrich was built in 1993, with 30% of its homes built in 2000 or later and 18% before 1950, from the village's early days; Atlas Township's median is 1979, with 52% of its homes built before 1980 (Census ACS 2020 to 2024). The 1965 to 1973 houses can carry solid aluminum branch wiring, 1970s panels get checked for the brands that fail, and on the 1990s and 2000s subdivisions we look at what fails at 20 to 30 years: roofs, decks and water heaters. 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.
No municipal water: the house is on a well
Neither the village nor Atlas Township has a public water system that we can find: the county lists both as sewer-only customers and the only public water system in ZIP 48438 serves 40 people, so figure on a private well, and once the county permits a new well nobody regulates it. 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. The health department puts the fix for a high arsenic result at reverse osmosis or municipal water, and municipal water is not an option here. The VA (Department of Veterans Affairs) and the FHA (Federal Housing Administration) have rules of their own. 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.
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. Goodrich runs well above the county: 13 of the 88 tests in ZIP 48438 on that map came back above that level, 15% against 9% for Genesee County and 12% for Oakland County. A 48-hour radon test starts at $200 when added to a home inspection and runs during the inspection.
County sewer in the village and six subdivisions, septic on the acreage, and the Mill Pond dam
County sewer reaches the village and the Kings Pointe, Warwick Woods, Rolling Hills, Tanglewood, Emerald and Inverness subdivisions, in places through grinder stations, so some homes have a grinder pump of their own; the village posted a sewer backup claim notice in March 2026, and Michigan's Public Act 222 gives you 45 days from discovering the damage to file. Everything outside those districts is on septic. Genesee County has no county-wide time-of-sale rule for wells and septic systems and Goodrich 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 Mill Pond is Kearsley Creek behind a 1913 earthen dam owned by the City of Flint and run by the village; the last safety inspection we have seen, from 2012, rated it fair with pervasive deterioration of the spillway concrete and only three of five gates working, and it carries a significant hazard rating, so a pond-front lot gets a hard look at the shoreline, grading and basement. Docks and seawalls need EGLE permits. A seawall inspection is $150 when added to the home inspection. 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 Goodrich
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 Goodrich
The Village of Goodrich and Atlas Township in ZIP 48438, including the Mill Pond, Hegel Road, Atlas, the Kings Pointe, Warwick Woods, Rolling Hills, Tanglewood, Emerald and Inverness subdivisions, and the township's 48411 and 48439 addresses. Next door: Grand Blanc and Grand Blanc Township, Davison Township, Ortonville and Brandon Township, Groveland Township, Hadley Township and Holly.
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 Goodrich buyers
Do you serve the Goodrich area?
Is the Goodrich house on city water?
The house is on the Mill Pond. What should I know?
Was this house in the February 2024 tornado?
Can I be there for the inspection?
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