Home inspections in Midland County, from Midland to Coleman
We inspect across all of Midland County from our Grand Blanc office: Midland, Sanford, Coleman, Hope, Edenville and the townships. The city is 1950s to 1970s neighborhoods with a few new subdivisions, the townships are on private wells and septic with a high share of manufactured homes, and the Tittabawassee corridor was under water when the Edenville and Sanford dams failed in May 2020. So the add-ons that matter here are a mold and moisture inspection on anything that flooded, the sewer scope and lead test in the older neighborhoods, the well and septic package with the FHA or VA water test, and a radon test even though the county runs low.
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.
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of Midland 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 Midland County homes are manufactured homes, which need their piers, tie-downs, skirting and underbelly inspected. Our crawlspace robot goes under the home where an inspector cannot.
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of Midland County radon tests were above the EPA fix-it level of 4 pCi/L, the lowest of our 18 counties (EGLE map, 1,048 tests). A 48-hour test settles it for your house.
What buyers run into in Midland County
The 2020 flood, and what it left behind
When the Edenville and Sanford dams failed in May 2020, homes along the Tittabawassee River, Sanford Lake and Wixom Lake and in parts of Midland took on water. Five years later many have been repaired and some have been repaired badly: finished basements closed up over damp block, replaced drywall over wet framing, and mechanicals that were swapped without the ductwork being cleaned. Thermal imaging and moisture readings are part of every home inspection, and we recommend a mold inspection on any home in the flood zone. 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.
1950s to 1970s neighborhoods: lead, asbestos and original systems
The median Midland County home was built in 1975, 58% of the county's 37,160 housing units went up before 1980 and 14% 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.
Wells, septic, manufactured homes and the water test your lender wants
Outside the city of Midland, most of the county is on private wells and septic systems, and 7.6% of the county's homes are manufactured homes, which need their piers, tie-downs, skirting and underbelly checked; we do that regularly. There is no county-wide time-of-sale rule for wells and septic in Midland 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.
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. Midland County runs the lowest of the 18 counties we serve: 3% of the 1,048 tests reported to EGLE's radon map came back above that level (27 of 1,048). Low is not zero, and a 48-hour radon test (from $200) runs during the inspection.
Services and starting prices in Midland 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
Midland County towns we cover
Midland, Sanford, Coleman, Hope, Edenville and Midland, Homer, Larkin, Lincoln, Jerome, Lee, Mount Haley, Ingersoll, Porter, Greendale, Geneva, Jasper, Mills, Warren, Hope and Edenville townships. If your address is in the county, we cover it.
Questions from Midland County buyers
Do you inspect in Midland?
The house was in the 2020 flood. What should I add?
Do you inspect manufactured homes?
Can I be there for the inspection?
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