Home Inspection FAQ
Straight answers about cost, timing, scope, and what to expect — for buyers, sellers, and agents in Southeast Michigan.
15% off for active and retired military, first responders, nurses, and teachers. Any inspection — just mention it when you book.
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Frequently asked questions
How much does a home inspection cost in Michigan?
PreFlight buyer inspections start at $449 for a typical single-family home up to roughly 2,000 square feet, and step up in small increments from there ($479 to 2,500 square feet, $499 to 3,000, and so on). Pre-listing inspections start at $399, new construction inspections at $349, condo and townhome inspections at $375, and a pre-drywall inspection at $249. The Complete Inspection — buyer inspection, radon test, and sewer scope in one visit — is $749. Older homes carry a small surcharge (built before 1950), and you get a firm price before anything is scheduled. The full price list shows every size tier and add-on.
How long does a home inspection take?
Most inspections take two to four hours depending on the size, age, and condition of the home. Larger or older properties take longer. You're welcome to attend, and I recommend joining for the final walkthrough summary.
When will I get my report?
Within 24 hours of the inspection. Reports are photo-documented and organized by priority so you and your agent can act on the findings immediately during your inspection contingency period.
Do I need to be there for the inspection?
You don't have to be, but it helps. Seeing an issue in person and asking questions on the spot is far more useful than reading about it later. If you can only make part of it, come for the last 45 minutes.
Can I ask you about a house before I make an offer?
Yes. If you’re at a showing and something looks off — a stain on the ceiling, a crack in the basement wall, a furnace that looks older than you are — call, FaceTime, or text me a photo at 586-522-8733 while you’re still standing there. If I can pick up, I’ll give you a quick, straight read: probably nothing, or worth a closer look before you write the offer. No charge, no strings. A look through a phone camera isn’t an inspection and can’t replace one — it’s a heads-up to help you decide, not a guarantee about the house.
Is a home inspector licensed in Michigan?
Michigan does not license home inspectors — there's no state exam or state board. That makes voluntary credentials and insurance the real measure of a professional. PreFlight carries errors and omissions plus general liability coverage, and Kyle Winn is an InterNACHI® Certified Professional Inspector (CPI).
What does a home inspection actually cover?
A full visual inspection of the home's major systems: roof and exterior, foundation and visible structure, electrical service and panel, heating and cooling equipment, plumbing supply and drainage, water heater, attic ventilation and insulation, and interior components including windows, doors, and finishes.
Do you use thermal imaging?
Yes, on every inspection, at no extra charge. I carry a FLIR thermal camera and put it on the electrical panel, the plumbing walls and the ceilings under bathrooms, and anywhere I suspect moisture or missing insulation. It shows temperature differences the eye can’t see: a breaker running hot, wet drywall, a cold corner where insulation never went in. It’s a targeted scan, not a wall-by-wall infrared survey, and it isn’t X-ray vision; anything it flags gets confirmed with a moisture meter and photographed for your report. Like the drone roof flight and attic camera, it’s part of the base price, not an add-on.
What isn't covered in a home inspection?
A standard inspection is visual and non-invasive. It doesn't include opening walls, moving stored belongings, or evaluating anything not safely accessible. Specialty testing like radon, sewer scope, mold sampling, and septic evaluation are separate services.
Do you inspect for termites or wood-destroying insects (WDO)?
Not as a separate service. A home inspection is not a WDO inspection, and I don't pretend otherwise. What I do is flag anything suggestive — mud tubes, frass, damaged sill plates, carpenter ant activity — photograph it, and tell you to bring in a licensed pest specialist before your contingency runs out. If you're using a VA loan, the lender will usually require a WDO inspection regardless; schedule it alongside the home inspection so both reports land in the same window.
Should I get an inspection on new construction?
Yes. Municipal inspections verify code compliance, not workmanship or long-term performance. A pre-drywall inspection catches framing, electrical, and plumbing issues while they're still visible, and a final walkthrough inspection gives you a punch list while you still have leverage with the builder.
Do you inspect condos?
Yes. Condo and townhome inspections focus on the systems inside your unit boundary — electrical, plumbing, HVAC, water heater, appliances, windows, and interior finishes — plus accessible common elements that directly affect your unit.
Do I need a radon test in Michigan?
About 1 in 4 Michigan homes test above the EPA action level of 4.0 pCi/L, but it varies sharply by county and house to house. State (EGLE) data puts roughly 30% of tested Oakland County homes above the action level and roughly 5–10% in Macomb County. Radon is the leading cause of lung cancer among non-smokers, and you can't detect it without a test. PreFlight runs a 48-hour continuous-monitor test under EPA protocol with written results. Radon testing starts at $175 with an inspection ($225 on its own) and can be added to any inspection.
What is a sewer scope and do I need one?
A sewer scope is a camera inspection of the underground line running from the home to the main. It reveals cracks, root intrusion, bellies, and collapses — repairs that can run into the thousands and that a standard inspection can't see. It's strongly recommended on older homes and wooded lots. Sewer scope is $199 with an inspection or $299 on its own.
Is there a discount for bundling radon and sewer scope with the inspection?
Yes. The Complete Inspection is a buyer inspection, a 48-hour radon test, and a sewer scope in one visit and one report for $749 — $74 less than booking the three separately. It is the package I recommend on most existing homes in Macomb, Oakland, and Wayne counties, because radon and the sewer lateral are the two expensive unknowns a standard inspection cannot see.
Do you inspect manufactured homes, duplexes, or new builds before drywall?
Yes to all three. Manufactured and mobile home inspections start at $325 and cover the HUD data plate, piers and tie-downs, marriage line, skirting, and every system inside. Multi-unit inspections for duplexes and 2–4 unit buildings start at $499 and cover every unit plus the shared systems in one report. Pre-drywall inspections start at $249 and happen after framing and rough-ins pass municipal inspection, before insulation goes in. An 11-month builder warranty inspection is $349.
Can I book my inspection online?
Yes. You can see live availability and book instantly through the online scheduler (hit Book Now at the top of any page), or call or text 586-522-8733 and we'll get you set up. Most requests are answered same day.
What areas do you serve?
PreFlight is based in Shelby Township and serves Macomb, Oakland, and Wayne counties, including Shelby Township, Sterling Heights, Warren, Rochester Hills, Troy, Clinton Township, Macomb Township, Washington Township, Royal Oak, Chesterfield, and Grosse Pointe. Surrounding counties are available on request.
Do you offer a discount for military, first responders, nurses, or teachers?
Yes. PreFlight gives a permanent 15% Heroes Discount to active and retired military, first responders, nurses, and teachers. There's no paperwork and no expiration — just mention it when you book.
What if the seller says they made the repairs?
That's what a re-inspection is for. I return before closing and verify the agreed-upon repairs were actually completed and completed correctly, with photo documentation you can hand your agent. Re-inspections are a flat $199.
What guarantees come with a PreFlight inspection?
Every buyer inspection includes an InterNACHI® Inspection Warranty (Pro plan) at no extra cost: reimbursement for eligible repair costs over $150 per claim, up to $3,000 total, for 120 days from inspection or 90 days after closing. PreFlight also participates in the InterNACHI® Buy-Back Guarantee, and offers Spectora's Pay at Close program so you can defer the inspection fee to closing instead of paying on inspection day. Warranty terms (PDF) and Pay at Close info sheet (PDF). Program terms and exclusions apply; new construction and pre-listing inspections are not warranty-eligible.
Still have questions?
Call or text — I'd rather answer it now than have you guess.
Or send the details and I’ll quote it.