Veteran-owned home inspections in Lake Orion and throughout Oakland County. Twenty-one years of military inspection discipline, applied to the biggest purchase of your life.
Based in Washington Township
Photo-rich and easy to act on
Retired Coast Guard Chief
E&O and general liability
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Lake Orion Home Inspections
Lake Orion is a lake community with a specific inspection history behind it. A significant portion of the housing closest to the water started life as a seasonal cottage and was converted to year-round use somewhere over the last seventy years. Those conversions are the single most important thing to understand about buying here, and they are not visible from the street.
A converted cottage typically means a foundation that was never designed for a year-round structure, a crawlspace that was never meant to be conditioned, insulation added in layers without an air barrier, and heating extended into space it wasn't sized for. Sometimes that work was done well. Often it was done incrementally by successive owners with no permits and no plan. I inspect what the structure actually is today, and I tell you which parts of it were engineered and which parts accumulated.
Then there's the site. Lakefront lots here are frequently steep, and steep lots move water toward the house. I look at grading, retaining structures, foundation drainage, and how the property has handled runoff. On waterfront parcels I also document seawall and shoreline condition visually, and I'm clear about where a home inspection ends and a marine contractor's evaluation begins.
On The Ground
Five patterns that show up again and again in this community — and exactly how I check for each one.
Undersized foundations, unconditioned crawlspaces, and heat and insulation added piecemeal. The defining issue in lakefront Lake Orion housing.
Lakefront grade sends runoff at the house. I check grading, retaining structures, and foundation drainage rather than assuming.
Enclosed crawlspaces near the water produce rot and mold conditions. I get in with imaging instead of reporting from the hatch.
Documented visually, with a clear line drawn on when it warrants a marine contractor evaluation before closing.
Where a parcel is on septic, tank and field location and any evidence of surfacing matter more this close to a lake.
Serving Lake Orion and Orion Township including the 48359, 48360, and 48362 ZIP codes, the Baldwin, Joslyn, and Lapeer Road corridors, the village and lakefront neighborhoods, and the subdivisions south toward Clarkston Road.
Services in Lake Orion
A practical top-to-bottom evaluation of the home's major systems before you close.
From $399Learn more →Identify concerns before buyers do and reduce surprises during negotiation.
From $375Learn more →A second set of eyes before final walkthrough and warranty deadlines.
From $325Learn more →Continuous-monitor radon testing with written results. Michigan sits in an elevated-risk zone.
From $149Learn more →Camera inspection of the lateral sewer line — a costly defect a standard inspection can't see.
From $199Learn more →A return visit to verify the seller actually completed the agreed-upon repairs — before you close.
From $249Learn more →Focused inspections for condos, townhomes, and proactive homeowners.
From $375Learn more →Nearby
