Home inspection cost in Metro Detroit — every price, up front.
No quote forms, no “call for pricing.” Here is what every PreFlight inspection costs in Macomb, Oakland and Wayne counties, what makes the number move, and what is already included. Firm price before you book.
15% off for active and retired military, first responders, nurses, and teachers. Any inspection — just mention it when you book.
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Inspection prices
Base prices cover a typical single-family home up to 2,000 square feet, built 1950 or later, within 50 miles of Shelby Township. Every one of them includes the drone roof flight, attic camera, FLIR thermal scan, a photo report within 24 hours, the $3,000 InterNACHI® warranty and buy-back guarantee on buyer inspections, and the option to pay at closing.
| Service | Price | What it is |
|---|---|---|
| Buyer Home Inspection | $449 | The standard. Roof to foundation, every system operated, 2–4 hours on site. |
| Complete Inspection Most popular | $749 | Buyer inspection + 48-hour radon test + sewer scope with video. One visit, one report. Saves $74. |
| Pre-Listing Inspection | $399 | For sellers. Find it before the buyer’s inspector does; fix, price or disclose on your terms. |
| Condo & Townhome Inspection | $375 | Scoped to the unit you own, plus the shared systems that affect it. |
| New Construction Inspection | $349 | Final walkthrough punch list before you close on a new build. |
| 11-Month Builder Warranty Inspection | $349 | Claim list before the builder’s one-year warranty expires. |
| Manufactured & Mobile Home Inspection | $325 | HUD plate, piers, tie-downs, marriage line and every system. |
| Pre-Drywall Inspection | $249 | Framing, rough plumbing, electrical and HVAC before the walls close up. |
| Multi-Unit Inspection (2 units) | $499 | Duplex, plus shared systems. Each additional unit, up to four, adds $100. |
| Re-Inspection | $199 | Flat. Verify the seller’s repairs before closing, any number of items. |
Add-ons and standalone tests
| Service | Added to an inspection | On its own |
|---|---|---|
| Radon Test — 48-hour continuous monitor, EPA protocol | $175 | $225 |
| Sewer Scope — camera the lateral to the street, video included | $199 | $299 |
Add-on prices are per visit. Radon added to any inspection is $175 whether the house is 1,200 or 4,000 square feet; the sewer scope is $199 regardless of the age of the line.
Larger homes: the size tiers
Square footage is the one thing that reliably changes how long an inspection takes, so it is the one thing that reliably changes the price. The steps are fixed and small.
| Finished square feet | Buyer | Complete | Pre-Listing |
|---|---|---|---|
| Up to 2,000 sq ft | $449 | $749 | $399 |
| 2,001 – 2,500 | $479 | $779 | $429 |
| 2,501 – 3,000 | $499 | $799 | $449 |
| 3,001 – 3,500 | $549 | $849 | $499 |
| 3,501 – 4,000 | $599 | $899 | $549 |
| 4,001 – 4,500 | $649 | $949 | $599 |
| 4,501 – 5,000 | $699 | $999 | $649 |
| 5,001 – 7,500 | $799 | $1,099 | $749 |
Condo, new construction, 11-month warranty and multi-unit inspections step up on the same schedule (+$30 to 2,500 sq ft, +$50 to 3,000, +$100 to 3,500, and so on). Manufactured homes over 2,000 sq ft add a flat $50. Pre-drywall adds $50 over 3,500 sq ft. Homes over 7,500 square feet are quoted individually.
Older homes and distance
| Adjustment | Amount | Why |
|---|---|---|
| Built 1950 or later | $0 | No age adjustment. |
| Built 1900 – 1950 | +$50 | Original plumbing, knob-and-tube or cloth wiring, stone or block foundations take a slower look. |
| Built before 1900 | +$75 | Balloon framing, hand-dug basements, a century of patches. Worth the time. |
| Within 50 miles of Shelby Township | $0 | All of Macomb County, most of Oakland and Wayne, the near parts of St. Clair and Lapeer. |
| 50 – 75 miles | +$75 | Flat travel adjustment, shown before you confirm. |
| 75 – 150 miles | +$150 | Same — I travel, just ask. A standalone radon test is +$50 and +$100 for the same two bands. |
Discounts and how to pay
15% Heroes Discount
Active and retired military, first responders, nurses and teachers: 15% off the inspection fee on any inspection, every time. Code URMYHERO online, or just mention it when you book. Radon and sewer add-ons stay at their normal price.
Pay at closing
Nothing due on inspection day. The fee is invoiced to your title company through Spectora Pay at Close, with a backup card on file and a $75 program fee. How it works (PDF).
Cards, cash or check
Pay online when you book, by card on site, or by cash or check at the inspection.
What is already in the price
Most inspectors in Metro Detroit quote a base fee and sell the rest as extras. PreFlight doesn’t. Every inspection — buyer, pre-listing, condo, new construction — comes with the drone roof flight (I fly every roof I can’t safely walk, and most of the ones I can), the attic camera on a pole for the spaces nobody crawls into, and a FLIR thermal scan of the electrical panel, the plumbing walls and anywhere I suspect moisture. Buyer inspections also carry the InterNACHI® $3,000 Inspection Warranty and the We’ll Buy Your Home guarantee for 90 days after closing, at no charge. The report is photo-documented, organized by priority, and in your inbox within 24 hours. Questions after the inspection are always free.
If you are comparing quotes, compare what is included. A $399 inspection that charges $150 for the roof drone, $125 for thermal and $75 for the attic camera is a $749 inspection with a smaller warranty.
Pricing questions
Frequently asked questions about inspection pricing
How much does a home inspection cost in Metro Detroit?
A PreFlight buyer home inspection is $449 for a typical single-family home up to about 2,000 square feet, $479 up to 2,500, $499 up to 3,000, and $549 up to 3,500. Prices keep stepping up in fixed increments for larger homes, so you always know the number before you book. Across Macomb, Oakland and Wayne counties most inspectors quote $350 to $600 for the same home; the difference is that every PreFlight inspection includes the drone roof flight, attic camera, FLIR thermal scan, the $3,000 InterNACHI warranty and the buy-back guarantee at that price.
What does the Complete Inspection include and what does it save?
The Complete Inspection is the buyer home inspection, a 48-hour continuous radon test and a sewer scope with video, all in one visit and one report, for $749 on a home up to 2,000 square feet. Booked separately the three services are $449 + $175 + $199 = $823, so the bundle saves $74. Size and age adjustments apply to the Complete Inspection exactly as they do to a buyer inspection.
Why do larger and older homes cost more?
Time. A 3,500-square-foot colonial has more roof, more systems, more fixtures and more attic than a 1,400-square-foot ranch, and a house built before 1950 usually has original plumbing, old wiring and a foundation that need a slower look. The square-footage tiers add $30 to $100 at a time up to 3,500 square feet, and homes built 1900 to 1950 add $50 (pre-1900 adds $75). Homes built 1950 and later carry no age adjustment.
Is there a travel charge?
Not inside the normal service area. Anything within 50 miles of Shelby Township, which covers all of Macomb County, most of Oakland and Wayne, and the near parts of St. Clair and Lapeer counties, has no travel fee. Beyond 50 miles a flat distance adjustment applies ($75 to 75 miles, $150 to 150 miles) and you see it in the price before you confirm.
How does the 15% Heroes Discount work?
Active and retired military, first responders, nurses and teachers get 15% off the inspection fee on any inspection, every time. Mention it when you book or use code URMYHERO in the online scheduler. The discount applies to the inspection itself; a radon test or sewer scope added to that inspection stays at its normal add-on price.
Can I pay at closing instead of on inspection day?
Yes. Pay at Close rolls the inspection fee into your closing costs so nothing is due the day of the inspection. You sign a short agreement, put a backup card on file, and the fee is invoiced to your title company at closing. There is a $75 Pay at Close program fee, and you get the report the same day you would otherwise. Ask for it when you book.
Do I get a firm price before I book?
Always. The online scheduler asks for the address, square footage and year built and shows the exact price before you confirm. If you call or text with the same three details I quote it on the spot. There are no add-ons on inspection day: the drone, attic camera, thermal scan, warranty and buy-back guarantee are already included.
What forms of payment do you take?
Credit and debit cards through the online scheduler or on site, Pay at Close through closing, or cash or check at the inspection.
Want the exact number for your house?
Book online and the scheduler prices it before you confirm, or send the address, square footage and year built and I’ll quote it today.
Or send the details and I’ll quote it.