Home inspections in Grand Blanc, from Warwick Hills to Indian Hill
Our main office is at 4481 Oak Street, Grand Blanc, MI 48439, so Grand Blanc is home ground: the city, Grand Blanc Township, the Mundy Township side of ZIP 48439, and the subdivisions in between, from Warwick Hills, Indian Hill and Kings Pointe to the newer streets off Baldwin, Hill and Perry roads. The area is a mix of the city's 1960s and 1970s ranches and colonials, the township's 1980s to 2010s subdivisions, and three manufactured-home communities, so the add-ons that matter most here are radon, a sewer scope on the older streets, a lead test on anything built before 1978, and a water test where a Mundy Township house is still on its own well.
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 Grand Blanc, Grand Blanc Township and Mundy Township were built before 1980, when lead paint and asbestos flooring, siding and insulation were still in use (Census ACS 2020 to 2024). We test for both.
0%
of the area's homes were built in 2000 or later, 27% in Grand Blanc Township. New does not mean defect-free; blue tape and 11th month inspections catch what the builder missed.
0%
of Grand Blanc radon tests came back above the EPA fix-it level of 4 pCi/L (12 of 213 in ZIP 48439 on EGLE's map), below the county's 9%. Test anyway; the only way to know is to test.
What buyers run into in Grand Blanc
Two water systems, neither of them Flint's
The City of Grand Blanc pumps its own three wells, each more than 300 feet deep, treats the water with reverse osmosis and reports no known lead service lines (2024 water quality report). Grand Blanc Township and Mundy Township buy Lake Huron water treated by the Genesee County Drain Commissioner through the Karegnondi pipeline, in service since late 2017, and the township's service-line inventory lists copper, not lead. We still check the visible service line and the fixtures, and a lead water test (from $100) is cheap insurance in any pre-1988 house. Parts of Mundy Township and the township's outer roads are still on private wells: 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 1970s building boom, and what it left behind
The median home in the City of Grand Blanc was built in 1973 and 68% of the city's homes went up before 1980; Grand Blanc Township's median is 1983 and Mundy Township's 1979 (Census ACS 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 (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. Homes from 1965 to 1973 can also carry solid aluminum branch wiring, and 1970s panels are checked for the brands that fail. 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.
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. Grand Blanc runs lower than most of our area: 6% of the 213 tests in ZIP 48439 on EGLE's map came back above that level, against 9% for Genesee County, but a low neighborhood average says nothing about the house next door. A 48-hour radon test starts at $200 when added to a home inspection and runs during the inspection.
Sewer, septic, sump pumps and the 2024 tornado
Most of the city and the township are on sanitary sewer (the township maintains about 250 miles of it) but septic parcels remain, and the township's own rules say an existing private well may stay while a new home with water at the street must connect. Genesee County has no county-wide time-of-sale rule for wells and septic systems and Grand Blanc 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. Every inspection includes a sump pump test, and Thread Creek's floodplain runs south to north through the township. The EF-2 tornado of February 28, 2024 crossed the city, Indian Hill, Grand Blanc Commons and Kings Pointe on its way into Atlas Township, so on those streets we look for the 2024 roof, siding, tree and gas-line repairs and whether they were permitted. 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 Grand Blanc
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 Grand Blanc
The City of Grand Blanc, Grand Blanc Township and Mundy Township, including Warwick Hills, Indian Hill, Kings Pointe, Grand Blanc Commons, the Perry Road and Belsay Road corridor, the Baldwin Road and Hill Road subdivisions, Whigville, Rankin, and the Grand Blanc Crossing, Timber Heights and Community manufactured-home communities. Next door: Burton, Flint's 48507 side, Goodrich and Atlas Township, Holly, Fenton 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 Grand Blanc buyers
Do you serve the Grand Blanc area?
Does Grand Blanc's water come from Flint?
Does Grand Blanc Township require a well and septic inspection when a house sells?
The house was in the February 2024 tornado path. What do you look at?
Can I be there for the inspection?
We Proudly Serve Most Areas in Michigan
Areas We Serve