Home inspections in Tuscola County, from Millington to Cass City
We inspect across all of Tuscola County from our Grand Blanc office: Caro, Vassar, Cass City, Millington, Mayville, Reese, Unionville, Kingston, Fairgrove, Akron, Gagetown and the townships. Tuscola has the highest radon results of any county we serve, farm country on private wells and septic almost everywhere, and a high share of manufactured homes, so the add-ons that matter here are the radon test first, then the well and septic package with the FHA or VA water test, lead and asbestos testing for the century farmhouses, and a mold inspection for the damp basements and crawlspaces under them.
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 Tuscola County radon tests were above the EPA fix-it level of 4 pCi/L, the highest of our 18 counties (EGLE map, 427 tests). Test every house here.
0%
of Tuscola County homes were built before 1980, when lead paint and asbestos siding, flooring and insulation were still in use. We test for both.
0%
of Tuscola 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.
What buyers run into in Tuscola County
Radon: the highest of our 18 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. Tuscola County runs at 20%: 86 of the 427 tests reported to EGLE's radon map came back above the action level, with Millington at 24%, Cass City and Reese at 23%, and Caro and Vassar at 21%. Test every house here. A 48-hour radon test starts at $200 and runs during the inspection.
Wells, septic and the water test your lender wants
Outside Caro, Vassar and the villages, nearly every home in the county is on a private well and septic system, often on acreage, and a failed drain field is the most expensive surprise a rural buyer can get. There is no county-wide time-of-sale rule for wells and septic in Tuscola 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.
Farmhouses, manufactured homes and outbuildings
The median Tuscola County home was built in 1971, 68% of the county's 24,011 housing units went up before 1980, 27% date from before 1950 and 8.9% are manufactured homes (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. Manufactured homes need their piers, tie-downs, skirting and underbelly checked, which we do regularly, and rural listings come with pole barns and shops the home inspection standard does not cover; tell us at booking and we will price them with the inspection.
Mold in farmhouse basements and crawlspaces
Fieldstone basements, dirt crawlspaces and the underbelly of a manufactured home all stay damp, and damp is where mold grows. Thermal imaging and moisture readings are part of every home inspection, and where a crawlspace or the underbelly of a manufactured home 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.
Services and starting prices in Tuscola 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
Tuscola County towns we cover
Caro, Vassar, Cass City, Millington, Mayville, Reese, Unionville, Kingston, Fairgrove, Akron, Gagetown, Fostoria, Deford and Indianfields, Almer, Juniata, Tuscola, Vassar, Millington, Arbela, Watertown, Fremont, Dayton, Koylton, Kingston, Wells, Novesta, Elkland, Elmwood, Ellington, Columbia, Akron, Fairgrove, Gilford, Denmark and Wisner townships. If your address is in the county, we cover it.
Questions from Tuscola County buyers
Do you serve the Caro and Cass City area?
Is radon really that high here?
Do I need the septic inspection if the seller says the system is fine?
Can I be there for the inspection?
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