Home inspections in Livingston County, from Brighton to Fowlerville
Livingston County sits between our Grand Blanc and Southfield offices, and we inspect across all of it: Brighton, Howell, Hartland, Pinckney, Fowlerville and the lake communities in between. It has the newest housing of any county we serve, the highest radon results among our nearby counties, and private wells and septic almost everywhere outside the two cities. So the add-ons that matter here are the radon test, the well and septic package with the FHA or VA well water test, a mold inspection for walkout basements and crawlspaces, and the blue tape and 11th month inspections for new construction.
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 Livingston County radon tests were above the EPA fix-it level of 4 pCi/L, Hartland and Pinckney 22% (EGLE map, 7,089 tests).
0%
of Livingston County homes were built in 2000 or later. New does not mean defect-free; blue tape and 11th month inspections catch what the builder missed.
0%
of Livingston County homes still date from before 1980: lead paint, asbestos and original wiring. We test for lead and asbestos.
What buyers run into in Livingston County
The newest housing in our area
The median Livingston County home was built in 1991, and 30% of the county's 80,367 housing units were built in 2000 or later (Census American Community Survey, 2020 to 2024). Newer does not mean problem-free: we see rushed flashing, missing attic insulation, grading that sends water at the foundation and mechanicals that were never commissioned properly. For a house still under construction, the blue tape walkthrough (from $525) catches those before the builder's punch list closes, and the 11th month warranty inspection catches what shows up in the first year.
Radon, the highest of our nearby counties
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. Livingston County runs above the statewide average of 12%: 19% of the 7,089 tests reported to EGLE's radon map came back above the action level (1,378 of 7,089), with Hartland and Pinckney at 22%, Brighton at 21% of 2,721 tests and Fowlerville at 20%. Test every house here. A 48-hour radon test starts at $200.
Wells, septic and the water test your lender wants
Outside the cities of Brighton and Howell, much of the county is on private wells and septic systems. There is no county-wide time-of-sale rule in Livingston County, and a septic system is the most expensive thing on the property to replace, so the well and septic package (from $500; well alone from $275, septic alone from $300) is the add-on we recommend most here. 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.
Lakes, walkouts and mold
Lake homes around Brighton, Hartland, Pinckney and the Chain of Lakes come with walkout basements, seawalls and crawlspaces that see a lot of water, and that is where we find mold. 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 Livingston 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
Livingston County towns we cover
Brighton, Howell, Hartland, Pinckney, Fowlerville, Gregory, Lakeland, Whitmore Lake and Green Oak, Genoa, Hamburg, Hartland, Oceola, Marion, Handy, Iosco, Unadilla, Putnam, Cohoctah, Conway, Deerfield, Tyrone and Brighton townships. If your address is in the county, we cover it.
Questions from Livingston County buyers
Does a new house in Howell or Brighton need an inspection?
Is radon really that common here?
Can you inspect the well and septic on the same visit?
How fast is the report?
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