Home inspections in Lapeer County, from Almont to North Branch
We inspect across all of Lapeer County from our Grand Blanc office: Lapeer, Metamora, Imlay City, Almont, North Branch, Attica, Dryden, Columbiaville and the townships. Most of the county is rural, on private wells and septic systems, with century farmhouses, manufactured homes and pole barns on the same road. So the add-ons that matter here are the well and septic package with the FHA or VA well water test, a radon test, since the county runs above the state average, and a mold inspection for the fieldstone basements and crawlspaces that stay damp.
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 Lapeer County radon tests were above the EPA fix-it level of 4 pCi/L, North Branch 28% (EGLE map, 532 tests). Test every house here.
0%
of Lapeer County homes were built before 1980, when lead paint and asbestos siding, flooring and insulation were still in use. We test for both.
0%
of Lapeer County homes are manufactured homes, which need their piers, tie-downs, skirting and underbelly inspected. We do that regularly.
What buyers run into in Lapeer County
Wells and septic on almost every property
Outside the city of Lapeer and the villages, most Lapeer County homes are on private wells and septic systems, often on acreage. There is no county-wide time-of-sale rule, but a failed drain field is the most expensive surprise a rural buyer can get. 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.
Farmhouses, additions, manufactured homes and outbuildings
The median Lapeer County home was built in 1978, but 19% of the county's 37,147 housing units date from before 1950 and 7% are manufactured homes (Census American Community Survey, 2020 to 2024). Century farmhouses come with fieldstone foundations, knob-and-tube remnants, lead paint, asbestos siding and three generations of additions; manufactured homes need their piers, tie-downs, skirting and underbelly checked, which we do regularly. Rural listings also come with pole barns and shops the home inspection standard does not cover; tell us at booking and we will price them with the inspection.
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. Lapeer County runs above the statewide average of 12%: 18% of the 532 tests reported to EGLE's radon map came back above the action level (95 of 532), with North Branch at 28% and Imlay City at 24% on small samples. A 48-hour radon test starts at $200 and runs during the inspection.
Mold in farmhouse basements and crawlspaces
Fieldstone basements, dirt crawlspaces and the underbelly of a manufactured home all stay damp, and damp is where mold grows. Thermal imaging and moisture readings are part of every home inspection, and a crawlbot camera reaches the spaces that are too tight to enter. 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 Lapeer 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
Lapeer County towns we cover
Lapeer, Metamora, Imlay City, Almont, North Branch, Attica, Dryden, Columbiaville, Otter Lake, Clifford and Lapeer, Mayfield, Elba, Oregon, Marathon, Deerfield, North Branch, Burnside, Rich, Arcadia, Goodland, Imlay, Attica, Hadley, Metamora, Dryden and Almont townships. If your address is in the county, we cover it.
Questions from Lapeer County buyers
Do you inspect manufactured and mobile homes?
Do I need the septic inspection if the seller says the system is fine?
How far will you drive in Lapeer County?
How fast is the report?
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