Home inspections in St. Clair County, from Algonac to Yale
We inspect across all of St. Clair County from our Southfield and Grand Blanc offices: Port Huron, Fort Gratiot, Marysville, St. Clair, Marine City, Algonac, Yale, Capac, Memphis, Kimball and the townships. The county runs from century-old river towns on the St. Clair River to farm townships on private wells, with Lake Huron and river shoreline in between, so the add-ons that matter here are the sewer scope, lead and asbestos testing in Port Huron, Marine City and Algonac, the well and septic package with the FHA or VA water test in the townships, a mold inspection for shoreline and finished basements, 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.
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of St. Clair 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 St. Clair County homes date from before 1950, most of them in Port Huron, Marine City, St. Clair and Algonac. Sewer scope and lead test recommended.
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of St. Clair County radon tests were above the EPA fix-it level of 4 pCi/L (EGLE map, 538 tests). A 48-hour test runs during the inspection.
What buyers run into in St. Clair County
River towns with pre-1950 housing
The median St. Clair County home was built in 1975, 57% of the county's 72,799 housing units went up before 1980 and 24% date from before 1950 (Census American Community Survey, 2020 to 2024). Port Huron, Marine City, St. Clair and Algonac carry most of that older stock. 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 and the water test your lender wants
Outside Port Huron, Marysville, St. Clair, Marine City and Algonac, most of the county is on private wells and septic systems, often on acreage. There is no county-wide time-of-sale rule for wells and septic in St. Clair 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.
Shoreline homes, crawlspaces and mold
Cottages along Lake Huron, the St. Clair River and the Anchor Bay canals became year-round homes one addition at a time, with seawalls, crawlspaces and basements that sit close to the water. That is where we find mold. Thermal imaging and moisture readings are part of every home inspection, and where a crawlspace is too tight or too wet to enter we send in our crawlspace robot (an Uplink Robotics inspection crawler; the maker says only 22 have been sold in Michigan, and three of them are ours) so it gets photographed instead of skipped. 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
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 St. Clair County, 10% of the 538 tests reported to EGLE's radon map came back above that level (53 of 538), with St. Clair at 13% and East China at 19% on small samples, and Port Huron at 4%. A 48-hour radon test starts at $200 and runs during the inspection.
Services and starting prices in St. Clair 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
St. Clair County towns we cover
Port Huron, Fort Gratiot, Marysville, St. Clair, Marine City, Algonac, Yale, Capac, Memphis, Emmett, Kimball, Clyde, Burtchville, Port Huron Township, Ira, Cottrellville, Clay, East China, China, Casco, Columbus, Wales, Riley, Berlin, Brockway, Greenwood, Grant, Lynn, Mussey and Kenockee townships. If your address is in the county, we cover it.
Questions from St. Clair County buyers
Do you serve the Port Huron area and the Thumb?
Does the county require a well and septic inspection at sale?
What should I add on a 1900s house in Port Huron or Marine City?
Can I be there for the inspection?
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