Call Jerry for your free quote at 248.224.0258:
We need some basic information to be able to give you a firm quote.
1 - How soon you will need the inspection
2 - Which buildings on the property need inspection, (house and attached garage, detached garages, boat house, pole barns, etc.)
3 - What is the approximate age or year built of each buildings, (many times I can assist you through your description of the building.)
4 - What is the approximate square footage of each of the buildings, (likewise you description will provide an adequate idea)
5 - Are the gas, electric, and water utilities fully on, and fully operational for the inspection. The gas company and city water department personnel need entry to the home before turning on their systems. They must verify there are no leaks in the building. A plumber needs to air test any winterized plumbing before making the plumbing system fully operational and lighting the water heater.
6 - For each building please describe whether the building has a basement, crawlspace, (a very low space under the home), or has neither.
7 - Do the buildings appear to be in generally good or bad shape?
Some comparitive service prices in Southeast Michigan
Auto Mechanic/Technician, (certified): $70-$90 hourly ( if you deliver vehicle)
Heating and Cooling Mechanic/Technician, (licensed): $80 - $90 service fee for visit, plus $80 - $110 hourly on-site
Electrician (licensed): $80 - $90 service fee for visit, plus $70 -$115 hourly on-site
Handyman: $50 - $75 service fee for visit, plus $70 -$115 hourly on-site
Plumber (licensed): $80 - $90 service fee for visit, plus $70 -$115 hourly on-site
Garage Door Technician: $50 - $75 service fee for visit, plus $70 -$115 hourly on-site
Dentist (licensed): $100 - $350 per hour provided you go to their office
Local city code inspector fee: $40 - $315 (for one or two 10 minute on-site visits)
Home inspector (certified): $180 - $350 for a multi-hour on-site visit
The pricing of home inspections in Michigan by local inspectors, typical price ranges, (2008):
Most home buyers over pay for their home inspection by failing to demand a 25% to 50% discount for accepting and signing a home inspection contract/agreement where the agreement limits the inspectors liability to the inspection fee. The inspector therefore takes on no responsibility for major inspection errors and omissions. The home buyer takes on the full risk and can only gets a refund of the inspection fee. This is legal in Michigan. Buyer Beware
Like all businesses and professions, the lowest and highest bidder will be over 100% apart. It always comes down to time and money and convenience for both parties. Services and quality of services will vary. Additional services typically have extra charges, (radon, water testing, septic inspection, environmental testing, lead, asbestos, UCCF, etc. Having to crawl through crawlspaces or in tight attics, or on steep roofs, etc may raise price quotes. New inspectors generally charge less to obtain business and are more readily available. Skilled inspectors have less availability since they stay busier. Remember, you typically get what you pay for. See Selecting your inspector - (Free tips on getting a professional).
Competence in the form of knowledge and experience is what you want, but if the inspector doesn't really care about you or the inspection profession, inspection quality will be affected. You won't know until too late.
Very old simple home: (pre-1940) -
<1,000 square feet square feet $175 to $325
1,000 to 2,000 square feet square feet $225 to $450
(great condition, possibly 10% less; - if in bad condition, approximately: 10% more; utilities off, typically no savings or discount.)
Older modern homes (pre-1990) -
<1,000 square feet square feet $225 to $325
1,000 to 2,000 square feet square feet $255 to $545
(great condition, possibly 10% less; if in bad condition, 10% more; utilities off, typically no savings or discount.)
Modern homes
<1,000 square feet square feet $240 to $400
1,000 to 2,000 square feet square feet $250 to $525
(great condition, 10% less; bad condition, 10% more; utilities off, typically no savings or discount.)
Get quotes, and call me last for a top quality inspection at a reasonable price..
Jerry Lootens 248.224.0258