The Complete Inspection: buyer inspection, radon, and sewer scope in one visit
The three things you actually need to know about a house before you close — the structure and systems, the air in the basement, and the pipe under the yard — in one visit, one report, one price.
15% off for active and retired military, first responders, nurses, and teachers. Any inspection — just mention it when you book.
Home › Complete Inspection
What It Is
What the Complete Inspection covers.
A full buyer home inspection of the roof, exterior, structure, electrical, heating and cooling, plumbing, attic, and interior, with drone roof documentation and a pole camera in the attic. A 48-hour continuous-monitor radon test in the lowest livable level under EPA protocol. A camera inspection of the sewer lateral from the house to the street, with the video. Booked together they are $749, which is $74 less than the three services priced separately.
I built this package because these are the three findings that change deals in Southeast Michigan. A standard inspection is visual and above ground. It cannot see radon and it cannot see the lateral, and those two items produce the biggest dollar surprises after closing: a mitigation system on a house that tested high, or a five-figure dig to replace a collapsed clay line under the driveway. Knowing before you close turns both into a negotiation instead of a bill.
Everything from the visit lands in one Spectora report within 24 hours: the inspection findings organized by priority, the sewer video with defect distances marked, and the radon result the day the monitor comes out. Your agent gets one document to work from and one inspector to call with questions.
Every Complete Inspection is a buyer inspection, so it carries the same protection: the InterNACHI® Buy-Back Guarantee, the included $3,000 InterNACHI® Inspection Warranty, and Spectora Pay at Close if you would rather have the fee invoiced to your title company at closing.
Scope
What's included
Who It's For
When the Complete Inspection is the right call.
Almost every existing home in Macomb, Oakland, and Wayne counties. Specifically:
- Anything built before about 1980. Clay, cast-iron, or Orangeburg laterals and mature trees are the default in Warren, Roseville, St. Clair Shores, Royal Oak, Mount Clemens, and the Grosse Pointes. The scope pays for itself the first time it finds an offset joint.
- Anything in Oakland County. Oakland is EPA Radon Zone 2 and roughly 30 percent of tested homes come back above the action level. Treat radon as part of the inspection there, not an add-on.
- Any house with a finished basement you plan to use. Radon concentrates in the lowest level, and a finished basement is where the kids end up.
- Big lots and long lateral runs in Washington Township, Romeo, Oakland Township, and northern Macomb Township, where a belly from careless backfill is the typical finding even on newer PVC.
- Buyers using Pay at Close. The whole package can be invoiced to the title company at closing, so adding radon and sewer scope costs nothing out of pocket on inspection day.
When it is not the right call: a condo unit above grade with no lateral of its own (a condo inspection plus radon is the better fit), or a property on septic, where the sewer scope is replaced by a septic evaluation from a licensed septic contractor. I will tell you which on the phone.
Process & Pricing
How it works and what it costs.
1. Book one appointment
Online or by phone. Tell me the address and closing date; I'll confirm the price before anything is scheduled.
2. Inspection day
Two and a half to four hours on site. The radon monitor goes in first, the sewer scope runs while the inspection is underway, and you're welcome to walk through with me.
3. Report in 24 hours
Inspection findings and the sewer video, organized by priority, delivered to you and your agent within 24 hours.
4. Radon result
The monitor comes out after a minimum 48 hours. The radon report follows the same day, well inside your contingency window.
5. Negotiate with facts
Photos, video, distances, and a number. Repair requests built on evidence get answered.
$749 for a typical single-family home up to roughly 2,000 square feet, on a lateral a single cleanout can reach. Larger and older homes scale up modestly, and you get a firm price before anything is scheduled. Booked separately the three services are $449, $175, and $199; the package saves you $74. Active and retired military, first responders, nurses, and teachers get a permanent 15% Heroes Discount on top of it.
Not sure whether you need all three? Call or text 586-522-8733 with the address. If the house doesn't need the scope or the test, I'll say so and book you the buyer inspection alone.
Questions
Complete Inspection questions.
How much is the Complete Inspection?
$749 for a typical single-family home up to about 2,000 square feet, which is $74 less than booking the buyer inspection ($449), radon test ($175), and sewer scope ($199) separately. Larger and older homes scale up modestly, and you get a firm price before anything is scheduled.
Does everything happen in one visit?
The inspection and the sewer scope do. The radon monitor goes in at the start of that visit and has to run a minimum of 48 hours under EPA protocol, so I come back two days later to collect it. That second stop takes ten minutes and does not require anyone to be home if I have access.
Can I pay for the whole package at closing?
Yes. Spectora Pay at Close covers the entire Complete Inspection. You sign a short agreement, put a backup card on file, and the fee is invoiced to your title company at closing. If the deal falls through or the title company does not pay within 10 business days after closing, the backup card is charged.
Do the InterNACHI guarantees apply to the Complete Inspection?
Yes, because it is built on a buyer inspection of an existing home. The InterNACHI Buy-Back Guarantee and the included $3,000 Inspection Warranty both apply, subject to program terms. They do not apply to new construction or pre-listing inspections.
What if the house is on septic?
Then the sewer scope becomes a scope of the line from the house to the tank, and the tank and drain field need a separate evaluation by a licensed septic contractor. Tell me it is on septic when you book and I will price the visit accordingly and explain what the camera can and cannot cover.
Can I add a re-inspection later if the seller makes repairs?
Yes. A re-inspection is a flat $199 and verifies that the agreed repairs were actually done, with photos, before you close. Having the original Complete Inspection report and sewer video makes that comparison quick and hard to argue with.
Service Area
Available across Southeast Michigan
Schedule your inspection.
Most requests answered same day.
Or send the details and I’ll quote it.