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Total House Inspection Inc. provides certified home inspection services throughout Livingston County, Michigan. Our licensed inspectors evaluate over 1,700 items per property — from structural integrity and mechanical systems to radon levels and indoor air quality — delivering precise, data-driven reports that empower buyers, sellers, and real estate professionals to make fully informed decisions.
Serving Livingston County and all of Southeast Michigan. Call us to schedule your inspection today.
A home inspection in Livingston County is a systematic, non-invasive evaluation of a residential property’s condition, conducted by a certified inspector. The inspection covers the physical structure, major mechanical systems, electrical infrastructure, plumbing, and safety compliance — providing a documented record of findings for use in real estate transactions.
At Total House Inspection Inc., every inspection is performed in accordance with NACHI (International Association of Certified Home Inspectors) standards, ensuring the highest level of professional rigor and accuracy.
| Inspection Type | Description |
|---|---|
| General Home Inspections | A comprehensive evaluation of the entire property, including structural elements, systems, and safety features. |
| Radon Testing | Assessment for radon gas concentrations that may pose health risks. |
| Mold Testing | Examination for mold presence and potential health effects. |
| Sewer Inspection | Evaluation of the sewer lines, often including video inspection technology. |
Total House Inspection specializes in a variety of home inspection types tailored to the specific needs of Livingston County residents. Understanding these available inspections can enhance the home-buying process for potential buyers. The main inspection services include:
We’re not the cheapest inspector in metro Detroit, and that’s by design. Here’s what you actually get:
The most common inspection. Conducted during your purchase contract’s inspection contingency period, this comprehensive evaluation gives you the leverage you need to negotiate repairs, request credits, or — if necessary — walk away. Average inspection time: 2.5 to 4 hours, depending on home size.
Selling your Livingston County home? A pre-listing inspection identifies issues before your buyer’s inspector does. You control the narrative, fix what matters, disclose with confidence, and reduce the chance of last-minute renegotiation that derails the sale.
Livingston County has many established homes in areas like Howell, Brighton, Fowlerville, and Pinckney. Older homes often come with aging electrical panels, galvanized plumbing, foundation movement, roof wear, and deferred maintenance that buyers and sellers often overlook.
With homes near lakes such as Brighton Lake, Thompson Lake, Lake Chemung, and the Chain of Lakes area, waterfront properties are a major part of the Livingston County market. These homes carry unique inspection considerations: elevated moisture levels, crawl space and basement water intrusion, deck and dock conditions, grading, and shoreline-related foundation concerns over time.
Livingston County’s commercial landscape includes retail centers, office spaces, mixed-use properties, and industrial buildings throughout Howell, Brighton, and surrounding communities. We provide commercial inspections for buyers and investors evaluating these assets.
For current Livingston County homeowners who want to stay ahead of problems. Especially valuable for lakefront properties, rural homes, homes on private wells, and properties 50+ years old.
NACHI Certified Inspectors — meeting the industry’s most rigorous professional standards
1,700+ Point Evaluations — one of the most comprehensive inspection protocols in Southeast Michigan
Thermal Imaging Included — advanced technology at no additional cost
Same-Day Reports — detailed written reports delivered promptly after each inspection
Trusted by Local Real Estate Professionals — a proven record of accuracy and reliability in Livingston County transactions
Located in Troy Michigan, we inspect homes and commercial buildings in the following counties:
Please call us even if you are outside the area. We will make an effort to accommodate you, and your house inspection needs.
Total House Inspection is a Southeast Michigan home inspection company headquartered in Troy, MI. We serve buyers, sellers, real estate agents, and investors across Oakland, Livingston, Macomb, St. Clair, Wayne, and Washtenaw counties.
Our team of InterNACHI-certified inspectors brings construction experience, building science training, and a relentless focus on clear communication to every property we evaluate. We’ve built our business on a simple promise: deliver the kind of inspection we’d want for our own family.
“Confidence Starts with a Solid Home Inspection”
Take a look at a real sample report before you book — clear, photo-backed, and easy to read.
Home inspections in Livingston County start at $405 with Total House Inspection. Additional specialized services include radon testing at $205 and sewer scope inspections at $235, both when combined with a standard home inspection. Mold testing and septic system evaluations are available at additional cost — contact 248-550-9492 for an accurate quote based on your property's size and complexity.
The most important part of a home inspection in Livingston County is identifying safety concerns, major defects, and expensive repair items before buying a home. Inspectors pay close attention to the roof, foundation, basement moisture, electrical system, plumbing, HVAC, attic insulation, ventilation, and exterior drainage.
Because Livingston County homes can be affected by Michigan weather, freeze-thaw cycles, heavy rain, snow, and moisture, issues like roof deterioration, foundation cracks, poor grading, basement seepage, and attic ventilation problems are especially important to evaluate. For rural properties, buyers should also consider well, septic, and sewer-related concerns when applicable.
A thorough home inspection gives buyers a clearer understanding of the property’s condition, helps them plan repairs, and supports better decisions before closing.
Most residential home inspections in Livingston County take between two and four hours, depending on the size, age, and condition of the property. Larger homes or those with additional systems — such as private septic systems or multiple HVAC units — may require additional time. Total House Inspection Inc. recommends that buyers attend the inspection to receive a direct walkthrough of findings.
A certified home inspector in Michigan evaluates the structural systems (foundation, framing, roof), electrical systems, HVAC equipment, plumbing, interior and exterior components, and safety features such as smoke and carbon monoxide detectors. Total House Inspection Inc. inspectors evaluate over 1,700 items per property and use thermal imaging technology to detect hidden issues including moisture intrusion and electrical hotspots.
Yes. Radon testing is strongly recommended for properties in Livingston County due to the region's soil composition, which is associated with elevated radon concentrations. Radon is a colorless, odorless radioactive gas that accumulates in homes and poses long-term health risks. Total House Inspection Inc. offers radon testing at $205 when combined with a home inspection.
A home inspection is typically scheduled after an offer has been accepted and is written into the purchase agreement as a contingency. The inspection period allows buyers to identify material defects, negotiate repairs or price adjustments, and make a fully informed decision before closing. Total House Inspection Inc. coordinates directly with real estate agents to ensure timely scheduling within the transaction timeline.
Common inspection issues in Livingston County, Michigan often include roof wear, attic ventilation problems, insufficient insulation, foundation cracks, moisture intrusion, outdated electrical systems, plumbing leaks, poor drainage, and HVAC maintenance concerns. Because Livingston County experiences cold winters, freeze-thaw cycles, heavy rain, and humid summers, inspectors also commonly find basement seepage, grading issues, damaged gutters, and exterior wood deterioration.
In older homes, buyers may also see missing GFCI protection, older smoke alarms, aging water heaters, and outdated panels or wiring. In rural or larger-acreage properties, well, septic, and drainage conditions may also need closer evaluation. A home inspection helps buyers understand these issues before closing so they can make informed decisions, plan repairs, and avoid unexpected costs.
A building inspection can “fail” when the inspector finds code violations, unsafe conditions, incomplete work, or systems that were not installed according to local building requirements. Common reasons a building inspection may fail include improper electrical wiring, missing permits, structural defects, plumbing leaks, unsafe stairs or handrails, poor drainage, roof defects, foundation issues, missing smoke or carbon monoxide alarms, and HVAC installation problems.
For a residential home inspection, it is important to understand that home inspectors usually do not pass or fail a house. Instead, they document the condition of the home and identify safety concerns, major defects, repair needs, and items that may require further evaluation. In Livingston County and throughout Michigan, common issues that may raise concerns include outdated electrical systems, basement moisture, roof wear, poor grading, attic ventilation problems, plumbing defects, and unsafe deck or stair conditions.
A professional inspection helps buyers, sellers, and real estate agents understand what needs attention before moving forward with a purchase, sale, or repair plan.