Home inspections in Livonia, from Rosedale Gardens to Kimberly Oaks
We inspect homes across Livonia, in ZIP codes 48150, 48152 and 48154, including Rosedale Gardens, Castle Gardens, Coventry Gardens, Kimberly Oaks, Burton Hollow and Alden Village. Livonia grew from about 17,600 people in 1950 to more than 110,000 by 1970, and its housing shows it: the median home was built in 1964, 32% of the city's 39,665 homes went up in the 1950s alone, and 78% were built before 1980 (Census ACS 2020 to 2024). Rosedale Gardens, about 570 homes from 1925 to 1960, is on the National Register of Historic Places. The add-ons that matter most here are a sewer scope, a water test with a lead panel, and lead and asbestos testing on anything built before 1980.
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.
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of Livonia's homes were built before 1980, when lead paint and asbestos flooring, siding and insulation were still in use; the median home dates to 1964 (Census ACS 2020 to 2024). We test for both.
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of Livonia's homes were built in the 1950s, the city's biggest building decade (Census ACS 2020 to 2024). Original sewer laterals, electrical panels and ductwork from that era are what a sewer scope and a full inspection are for.
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of first-time radon tests in ZIP 48150 came back above the EPA action level of 4 pCi/L on EGLE's map (9 of 70), against 5% in 48152 and 8% in 48154. Test the house, not the ZIP code.
What buyers run into in Livonia
A 1950s and 1960s city: lead, asbestos and the sewer line
Most of Livonia was built in the postwar boom, and the median house dates to 1964 (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 a house 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 older vinyl or linoleum without an asbestos test, so we sample it 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.
Lead in the water and the city's service-line work
In October 2024 Livonia announced that it had exceeded the state's lead action level: 4 of 30 sampled homes were above 15 parts per billion. The city knows of 67 homes with lead service lines and, at that time, did not know the service-line material for about 23,400 homes; it is replacing lines and runs Check Your Pipes Livonia for owners to report theirs (City of Livonia). Livonia's water is not a private well, so the FHA or VA well test does not apply; what does is a water test (from $175) with a lead panel, which tells you what is coming out of the tap in this house.
Basement water: 2011, 2014 and 2021
A May 2011 storm flooded several hundred Livonia basements (CBS News Detroit), and FEMA (the Federal Emergency Management Agency) took 78 registrations from Livonia ZIP codes after the August 2014 flood and 112 after June 2021. A finished basement that took water can look perfect, so we take moisture readings behind the walls. 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.
Radon: higher in some Livonia ZIP codes than others
Michigan EGLE (the Department of Environment, Great Lakes, and Energy) estimates that about 1 in 4 Michigan homes has radon above the EPA action level of 4 pCi/L. Across Wayne County's ZIP codes on EGLE's map, 12% of first-time tests came in above it (272 of 2,191). In Livonia, EGLE's map shows 13% of first-time tests above that level in 48150, 8% in 48154 and 5% in 48152. A 48-hour radon test starts at $200 when added to a home inspection and runs during the inspection.
Services and starting prices in Livonia
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 Livonia
Every Livonia neighborhood in 48150, 48152 and 48154, including Rosedale Gardens, Castle Gardens, Coventry Gardens, Kimberly Oaks, Burton Hollow, Bell Creek Estates, Laurel Park South and Alden Village. Next door: Westland, Plymouth and Plymouth Township, Redford Township, Farmington and Farmington Hills, and Northville Township.
This page is part of our Wayne County coverage; the county page has the county-wide picture and every town we work in. All 18 counties are on the Areas We Serve page.
Questions from Livonia buyers
Do you inspect homes in Livonia?
How do I find out if the house has a lead service line?
I am buying a Livonia house to rent out. What does the city require?
Can I be there for the inspection?
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