Home Inspectors in Ann ArborMI
Ann Arbor has a housing market shaped by the University of Michigan, which means properties range from historic early-1900s homes near campus to post-war ranches in surrounding neighborhoods and newer construction in outer areas of the city and township. In the older segments of the market, lead paint, original knob-and-tube or aluminum wiring, and galvanized supply lines are all inspection priorities. Radon is a concern throughout Washtenaw County, and testing is standard practice in most local real estate transactions. Basement moisture is common in clay-soil areas and older homes where original waterproofing has degraded. Ice dam formation during Michigan winters can cause significant damage to roof sheathing, insulation, and interior ceilings, so attic insulation and ventilation are closely evaluated. The competitive Ann Arbor market makes it tempting to waive contingencies, but a proper inspection protects buyers from costly surprises in a high-price environment. There are 6 inspectors in the Ann Arbor area.
Spring thaw reveals foundation damage hidden all winter. Water infiltration, bowing basement walls, and heaved floors are all easier to spot in March and April before the ground dries out. Request a foundation-focused inspection with attention to drainage grading and downspout routing.
Find foundation-experienced inspectors →All Home Inspectors in Ann Arbor, MI
Pat Nolan
Integrity Inspection Group, LLC
George Gaves
WIN Home Inspection Ann Arbor
Kevin Oconnor
Inspector 6 Home Inspections and Preservation Consulting
Tyler Tennyson
InsideOut Inspections Plus LLC
Alex Santos
Michigan Home and Business Inspections LLC
Daniel Naebeck
BPG Inspection, LLC
Radon Risk in Ann Arbor, Michigan
State-level EPA data — county data not available for this area
EPA Zone 1 (state-level data) — radon testing is strongly recommended. Predicted average indoor radon levels exceed 4 pCi/L, the EPA action level. Ask your inspector about radon testing as an add-on.
Find Radon-Certified Inspectors →Common Home Issues in Ann Arbor, MI
Based on regional construction history and climate, home inspectors in Ann Arbor frequently report these issues.
Michigan has elevated radon across much of the Lower Peninsula due to uranium-bearing glacial till and sandy soils. West Michigan counties (Kent, Ottawa, Allegan) consistently show elevated readings. Testing is standard practice.
Michigan's varied glacial geology — sandy soils in the west and heavy clay in the southeast — both create basement moisture challenges. Wayne, Oakland, and Macomb county homes frequently show evidence of seepage and prior waterproofing.
Detroit and its older suburbs — Dearborn, Ferndale, Royal Oak, Ann Arbor — have a large stock of pre-1940 housing with knob-and-tube electrical. Inspectors should note system age, coverage, and insulation contact violations.
Michigan's cold winters and marginal attic insulation in older homes produce chronic ice dam damage at eaves. Water staining on interior ceilings, damaged fascia, and wet insulation are common signs. Proper attic air sealing and insulation depth are critical.
Older Michigan cities have clay and cast-iron sewer laterals that crack and allow root infiltration over time. Detroit and older suburban municipalities have documented sewer infrastructure issues that extend to individual service laterals.
Housing Age Profile — Ann Arbor
Based on US Census ACS 2022 data. Older homes often require specialized inspection for lead paint, asbestos, knob-and-tube wiring, and aging mechanical systems.
High proportion of pre-1978 homes — federal law requires lead paint disclosure. Ask your inspector about lead paint and asbestos testing.
Resources for Ann Arbor Home Buyers
Understand typical price ranges, what drives costs up, and how to compare quotes from local inspectors.
Learn which findings are worth negotiating on, how to ask for repairs, and when to walk away.
Answer a few questions about your property and get matched with the most relevant inspector types.
Look up typical home inspection prices in your specific ZIP code based on local market data.
Federal law requires lead paint disclosure on homes built before 1978. Learn what to test for and when.
Asbestos was common in building materials until the late 1970s. Find out where it hides and how it is tested.
Radon is the second leading cause of lung cancer. Learn how testing works and what action levels mean.
Enter a home's year of construction to see which hazardous materials and system defects are most likely.
A complete checklist of what a standard home inspection covers, room by room and system by system.
After the report comes in, use this guide to decide what to repair, negotiate, or accept as-is.
Home Inspection FAQs — Ann Arbor, MI
Home inspection costs in Ann Arbor, Michigan typically range from $300 to $600 for a standard single-family home. Larger homes, older properties, and specialty services like radon testing ($100–$200) or mold inspection ($300–$500) will add to the base price.
Look for InterNACHI, ASHI, or NAHI certification. InterNACHI is the world's largest inspector association with 30,000+ members. ASHI, founded in 1976, is the oldest. All three require passing exams and continuing education.
A standard home inspection takes 2–4 hours for an average home. Larger or older properties may take 4–6 hours. You'll receive a detailed written report, usually within 24 hours of the inspection.