Home inspections in Ingham County, from Lansing to Stockbridge
We inspect across all of Ingham County from our Grand Blanc office: Lansing, East Lansing, Okemos, Haslett, Holt, Mason, Williamston, Leslie, Stockbridge and the townships. The county is a mix of Lansing's early-1900s neighborhoods, the 1950s to 1970s subdivisions in Holt, Okemos and Delhi Township, and a large rental market around Michigan State University, so the add-ons that matter here are the sewer scope, lead and asbestos testing for older homes, a mold inspection for finished basements and former rentals, a radon test, and the well and septic package with the FHA or VA water test outside the cities.
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 Ingham 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 Ingham 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 Ingham County radon tests were above the EPA fix-it level of 4 pCi/L, Holt 12% (EGLE map, 2,747 tests). A 48-hour test runs during the inspection.
What buyers run into in Ingham County
Lansing's older housing: lead, asbestos and original systems
The median Ingham County home was built in 1971, 65% of the county's 126,232 housing units went up before 1980 and 23% date from before 1950 (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, galvanized water pipe and clay sewer lines in Lansing's older neighborhoods too.
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 Ingham County, 10% of the 2,747 tests reported to EGLE's radon map came back above that level (269 of 2,747), with Holt at 12%, Mason and Lansing at 11% and Okemos at 6%. A 48-hour radon test starts at $200 and runs during the inspection.
Rentals, student housing and the sewer line
Lansing and East Lansing license rentals, and a large share of the homes that come up for sale near Michigan State University have been rentals for years. (If you are buying to rent, the city's rental inspection and any lead clearance it requires come from the city and state-certified inspectors, not from us; our inspection is the buyer's.) A rental history is one of the three reasons we recommend a sewer scope. 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. We also recommend a mold inspection on any former rental with a finished basement.
Wells, septic, water and mold outside the cities
Mason, Williamston, Leslie, Stockbridge and the townships around them are largely on private wells and septic systems. There is no county-wide time-of-sale rule for wells and septic in Ingham County; a few townships and most lenders have their own requirements, so give us the address and we will tell you what applies. The well and septic 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. 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 Ingham County
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. 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
- Thermal imaging, 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
Ingham County towns we cover
Lansing, East Lansing, Okemos, Haslett, Holt, Mason, Williamston, Leslie, Stockbridge, Webberville, Dansville and Meridian, Delhi, Lansing, Alaiedon, Aurelius, Vevay, Ingham, Leroy, Locke, White Oak, Bunker Hill, Onondaga, Wheatfield, Williamstown, Leslie and Stockbridge townships. If your address is in the county, we cover it.
Questions from Ingham County buyers
Do you inspect in Lansing and East Lansing?
The house was a student rental. What should I add?
Is radon a problem in Ingham County?
Can I be there for the inspection?
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