Home inspections in Shiawassee County, from Owosso to Byron
We inspect across all of Shiawassee County from our Grand Blanc office: Owosso, Durand, Corunna, Perry, Byron, Laingsburg, Morrice, New Lothrop and the townships. It has the oldest housing of any county we serve, and the townships are mostly on wells and septic, so the add-ons that matter here are the ones for old houses and rural lots: a sewer scope, lead testing, asbestos sampling before a flooring or siding project, a mold inspection for a damp fieldstone basement, the well and septic package with the FHA or VA water test, and a radon test.
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 Shiawassee County homes date from before 1950, the oldest housing of any county we serve: knob-and-tube, balloon framing, clay sewer lines.
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of Shiawassee 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 Shiawassee County radon tests were above the EPA fix-it level of 4 pCi/L, Durand 22% (EGLE map, 1,176 tests). Test every house here.
What buyers run into in Shiawassee County
The county's time-of-transfer rule, and what we do for the buyer
Shiawassee County Ordinance 01-07-26 requires a property with an on-site well or septic system to have those systems evaluated before it is sold or transferred, by an inspector certified with the county health department, and an evaluation is good for 12 months. We are not a county-certified evaluator, so we do not do the county's evaluation; the seller arranges that. What we do is the buyer's side: an independent well and septic inspection (package from $500, well alone from $275, septic alone from $300) that tells you the condition of the pump, pressure tank, septic tank, baffles and drain field so you can negotiate before you close. 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.
The oldest housing of any county we serve: lead, asbestos and clay sewer lines
The median Shiawassee County home was built in 1969, and 29% of the county's 30,354 housing units date from before 1950 (Census American Community Survey, 2020 to 2024), the highest share in our six nearest counties. Owosso and Corunna are full of 1890s to 1920s houses with fieldstone or brick foundations, balloon framing, knob-and-tube remnants and clay sewer lines. Plan on the sewer scope (from $150) and lead testing (from $100) for anything built before 1978, and asbestos sampling before you touch old flooring, siding or pipe insulation: 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.
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 Shiawassee County, 15% of the 1,176 tests reported to EGLE's radon map came back above the action level (181 of 1,176), and Durand runs at 22% on a small sample. A 48-hour radon test starts at $200 and runs during the inspection.
Mold in old basements
Fieldstone and brick basements from the 1900s were never meant to be dry, and once they are finished or stacked with storage, mold gets a head start. Thermal imaging and moisture readings are part of every home inspection, so hidden moisture behind a finished wall shows up in the report with a picture. 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 Shiawassee 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
Shiawassee County towns we cover
Owosso, Durand, Corunna, Perry, Byron, Laingsburg, Morrice, Bancroft, Lennon, New Lothrop, Vernon and Owosso, Caledonia, Vernon, Venice, Burns, Shiawassee, Bennington, Perry, Woodhull, Sciota, Antrim, Middlebury, Fairfield, Hazelton, New Haven and Rush townships. If your address is in the county, we cover it.
Questions from Shiawassee County buyers
Can you do the county's time-of-transfer evaluation?
What should I expect from a 1900s house in Owosso?
How far will you drive in the county?
How fast is the report?
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