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How Much Does A home Inspection Cost?

  • Writer: Ryan Martin
    Ryan Martin
  • May 20
  • 4 min read

(St. Clair, Macomb, Oakland, Sanilac, Tuscola, Huron, Lapeer & Genesee Counties)



A beautiful Home


Introduction

Buying a home is one of the most important investments you’ll ever make. But how can you be sure your future home doesn’t have hidden structural problems, safety hazards, or costly repairs waiting around the corner?

That’s where a professional home inspection becomes essential—especially here in the Thumb of Michigan, where we serve homeowners and real estate buyers across St. Clair, Macomb, Oakland, Sanilac, Tuscola, Huron, Lapeer, and Genesee Counties. Whether you’re purchasing a historic farmhouse or a modern condo, understanding what’s beneath the surface is critical.

This guide breaks down how much a home inspection costs in 2025, including:

  • Average pricing in Michigan and beyond

  • Factors that affect the final cost

  • Ancillary services like radon testing, mold, well/septic, water quality testing, and more

Let’s dive into what you need to know to protect your investment.


Table of Contents

  1. What Is a Home Inspection and Why Is It Important?

  2. Average Home Inspection Costs in 2025

  3. Key Factors That Affect Inspection Pricing

  4. Add-On Services & Ancillary Tests (With Prices)

  5. What’s Included vs. Not Included in a Standard Inspection

  6. Local Cost Breakdown in the Thumb of Michigan

  7. Tips to Save Money on Your Inspection

  8. How to Choose a Licensed Home Inspector in Michigan

  9. FAQs

  10. Final Thoughts & CTA


What Is a Home Inspection and Why Is It Important?

A home inspection is a detailed, non-invasive assessment of a property’s condition. It’s typically done before closing on a home, so buyers understand exactly what they’re getting. Inspectors evaluate the roof, plumbing, foundation, HVAC, electrical, and more.

In regions like St. Clair or Genesee County—where older homes are common—inspections are crucial to uncover hidden repairs that could cost thousands later.


Average Home Inspection Costs in 2025

In 2025, the national average cost for a standard home inspection ranges between $350 and $550, depending on home size and location. In Michigan, most standard inspections fall between $375 and $500.

  • Condos or smaller homes (<1,500 sq. ft.): $300–$400

  • Average single-family homes (1,500–2,500 sq. ft.): $400–$500

  • Larger homes (>2,500 sq. ft.): $500–$650+

Keep in mind these prices apply to standard inspections only. Specialized services will increase the total.


Key Factors Influencing Home Inspection Costs

1. Property Size and Square Footage

Larger homes require more time to inspect and often cost more.

2. Age and Condition of the Home

Older homes may need additional attention, especially for systems like plumbing or roofing.

3. Location and Regional Differences

Local market demand and travel distance may slightly affect pricing.

4. Type of Property

Inspections vary by property type—single-family, condo, manufactured home, or multi-unit.

5. Additional Services Requested

Many buyers now opt for extra testing services, which come at an additional cost (see next section).


Add-On Services & Ancillary Tests (With Prices)

These services are increasingly common across Michigan and may cost between $75 and $350:

  • Radon Testing

  • Mold Inspection

  • Sewer Scope Inspection

  • Well Inspection

  • Septic Inspection

  • Full Water Panel Test (Lead, Arsenic, Nitrates, E. Coli, etc.)

  • Pool Inspection

  • Lead Paint Testing

  • Asbestos Testing

  • Infrared Thermal Imaging


What’s Included vs. Not Included in a Standard Inspection

Included:

  • Roof, attic, basement, and crawlspaces

  • HVAC, electrical, and plumbing systems

  • Foundation and structural components

  • Windows, doors, insulation

Not Included:

  • Invasive testing (behind walls)

  • Specialized environmental hazards

  • Appliances and cosmetic issues


Local Cost Breakdown – Thumb of Michigan

In your service area (St. Clair, Macomb, Oakland, Sanilac, Tuscola, Huron, Lapeer, Genesee):

  • Average base inspection: $375–$475

  • Add-ons: $75–$350 each

Bundled inspection packages are often available for well, septic, and water testing.


Tips to Save Money on a Home Inspection

  • Bundle services like well/septic/water tests for package discounts

  • Get multiple quotes from local inspectors

  • Don’t skip inspections, even if buying “as-is”—they save you more long-term


How to Choose a Licensed Home Inspector in Michigan

  • Only hire inspectors certified by InterNACHI (International Association of Certified Home Inspectors)

  • Check reviews and ask for sample reports

  • Choose an inspector familiar with local housing styles and systems


FAQs

  1. How long does a typical home inspection take? Usually 2 to 4 hours, depending on home size.

  2. Can I attend the inspection? Yes—and it’s highly recommended so you can ask questions in real time.

  3. Is the home inspection cost refundable? No, but some inspectors may waive cancellation fees with advance notice.

  4. Do I need a home inspection for a new construction? Absolutely. Even brand-new homes can have defects.

  5. What if the inspection uncovers serious issues? You can negotiate repairs, request credits, or even walk away from the deal.


Final Thoughts

A home inspection is more than just a checkbox—it’s peace of mind. With homes across the Thumb of Michigan ranging in age, type, and complexity, investing in a thorough inspection (and the right add-ons) is one of the smartest steps you can take.

Looking to book a certified inspection in St. Clair, Macomb, Oakland, Sanilac, Tuscola, Huron, Lapeer, or Genesee County?

 
 
 

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