Capac, Michigan
Looking for a Capac home inspector? We do certified home, commercial, mold and radon inspections in Capac, seven days a week. Home inspection reports come back in 24 hours.
Schedule your inspectionCall 734-331-3269
Services
For buyers, sellers, and homeowners keeping an eye on the place they already own. On new construction we also do pre-drywall inspections and 11-month builder’s warranty inspections. Our certified inspectors walk every major system in your Capac home and tell you plainly what they found — then put it in a photo-rich digital report within 24 hours.
Following the InterNACHI Standards of Practice:
Included free with every home buyer inspection— and none of them require us to sell your information.
SatisfactionIf you are unhappy with your inspector on the day of the inspection, before you have seen your report, tell us and we will make it right — or you owe us nothing.
30-Day WarrantyA free 30-day Guard home warranty trial, negotiated for you with no obligation. Activate it whenever you are ready.
$100 OffThe buyer’s protection guarantee: if the first home we inspect for you does not make it to the closing table, for any reason, we take $100 off any further home buyer inspection within 30 days of the original.
Optional services at an additional cost — not part of a standard inspection. Tap one to see what it covers.
A camera down the main sewer line, watching its condition from the inside — roots, breaks, bellies and blockages no visual inspection can find. More about sewer scope inspections
The wood-destroying organism report VA buyers are typically asked to provide, on the federal NPMA-33 form. Carried out during the same visit. More about Veterans WDO inspections
Up to five air samples sent to an accredited laboratory, added to the same appointment rather than booked as a second visit. More about mold inspection and testing
View a sample report
Offices, retail, multifamily and warehouses in Capac and across St Clair County. Know what condition a building is in before you sign — or stay ahead of problems in the one you already own. Reports in 24 to 72 hours depending on size.
Following the CCPIA commercial standards:
Commonly added to a commercial inspection at additional cost.
Commercial laterals are longer, older and carry more. A camera is the only way to see the condition of the one you are buying. More about sewer scope inspections
Air samples to an accredited laboratory, which matters most in buildings that have sat empty or had a roof or plumbing leak. More about mold inspection and testing
View a sample report
Add either to a Capac home or commercial inspection, or book it on its own. We test and we never remediate, so there is nothing to sell you on the back of a result — the number you get is just the number.
Radon measured in house on a professional continuous monitor; mold samples to an accredited laboratory:
The other things worth testing while somebody is already there.
Carried out after remediation on the treated area and the areas next to it, to confirm what was found. More about mold inspection and testing
A damp basement can have several causes, and the buried sewer line is the one a visual inspection cannot check. A scope rules it in or out. More about sewer scope inspections
View a sample reportCapac housing stock
Capac has roughly 781 housing units and about 61% of them are single-family detached. Homes built in a single stretch tend to wear out in the same places at the same time. That is why when somewhere was built is the first thing worth knowing about it.
The busiest stretch of building here was the years before 1940: 210 homes, about 27% of everything standing today.
The median owner-occupied home here is valued at $123,400.
None of this says anything about the specific house you are buying. It is the shortlist a Capac home inspector works through in a home of this age, and every item on it gets photographed and written up whichever way it turns out.
Housing figures: US Census Bureau, American Community Survey 2022 five-year estimates.
When Capac was built
87% of homes here run on utility gas. Another 10 use bottled or LP gas.
Local knowledge
Capac publishes one of the clearest permit checklists we have come across in a village this size, and it is worth reading before you buy rather than after — particularly if any part of your plan involves building something.
For new construction the village asks for a signed application, the property address, a detailed site plan showing setbacks to the property lines and to other structures, approval of water and sewer hookups from the village public works department, a culvert permit, proof of ownership, a copy of the builder’s license where the owner is not doing the work, and a soil erosion permit.
Three of those catch people out. Public works has to sign off the water and sewer connections before the building permit proceeds. A culvert permit is separate. And soil erosion control is its own permit rather than something folded into the main one.
The village also publishes a turnaround: five to ten business days for approval, with completed permits returned to the building administrator at the village office. A stated timescale is rare and makes planning much easier.
On the housing itself, Capac splits two ways: about 210 of roughly 781 units predate 1940, and another 119 date from the 2000s. Around 39% of the stock is something other than a detached house, which is a high share for a village and changes what an inspection needs to cover.
Before you buy
Permits
The village’s building permits and inspections page sets out exactly what a new construction application needs, and it is more complete than most. It also lists a building official and separate mechanical, plumbing and electrical inspectors, each reachable directly.
The detailed site plan requirement is the first thing to note, because of what it has to show: setbacks not just to the property lines but to other structures already on the property. If you are buying somewhere with an existing garage, barn or outbuilding and planning to add another, the relationship between them is going to be examined.
The water and sewer hookup approval is the second. Public works has to approve the connections as part of the package, which means a question about whether and how a parcel can be served is answered early rather than late. If you are buying land or a property with plans attached, that is the department to talk to first.
The culvert permit and the soil erosion permit are the third and fourth. Both are separate documents, both take their own time, and both relate to water — how it moves along the roadside and how it is kept from moving soil off a site during construction.
A home inspection is not a permit search and we do not present it as one. What we do is establish what is physically present and in what condition, and flag work that looks as though it was done without the benefit of a permit — which on a village with a pre-1940 core is a common finding and a fair thing to raise with the office. A buyer’s inspection gives you the specifics, and commercial building inspections to the CCPIA standard are available where a building is commercial.
Drainage
A village that requires a culvert permit for new construction is a village where roadside drainage is handled by ditches and crossings rather than entirely by buried storm sewer. That is worth knowing, because it puts part of the drainage system in plain sight on the property you are buying.
So on a Capac inspection we look at the driveway crossing and any culvert where it is visible, and at whether it appears clear or silted. A blocked culvert does not drain the ditch; it backs water onto the property instead, and the effect shows up at the building long before anyone thinks about the pipe under the drive.
Closer to the house, we record where the downspouts terminate and whether they carry water clear of the walls or drop it at the foundation, where any sump pump discharges and whether there is a backup arrangement, and how the ground falls away from the building on every elevation.
Inside, we look for what past water has left behind: staining and tide lines on foundation walls, efflorescence and mineral deposits, replaced lower wall finishes, and corrosion at the base of mechanical equipment. Equipment raised up on blocks is nearly always a story about something that happened once, and it is always worth asking the seller about.
On a pre-1940 house the original arrangement has usually been altered more than once, and grading that was right eighty years ago has had a great deal of landscaping and settlement since.
The village
The village runs a news and information page, and it is genuinely worth reading before you commit to a property here, because it carries dated notices about things happening on the ground.
A downtown parking and streetscape project has been under way through 2026, with the village publishing guidance on parking downtown during the construction. If you are buying in or near the center, find out what stage it has reached and what it means for access, because that is the sort of thing that shapes daily life for a season and is easy to overlook during a viewing.
The village communicates about disruption too. When a water main broke during that project in August 2026 it issued a boil water advisory the same day, said where drinking water could be collected, gave an expected timescale and then published a follow-up notice when the advisory was lifted four days later. That is a village that tells residents what is happening, which is a reasonable thing to want from the place you are moving to.
Public works operates Monday to Friday with after-hours emergencies routed through the emergency number, and the village publishes a directory alongside its council listing.
None of this is inspection business. It is context, and context is often what people wish they had asked about.
The housing
On the 210 or so units predating 1940 the inspection reads eighty years of accumulated change. Electrical rebuilt in stages by different hands, with mixed wiring types meeting in the same box, ungrounded receptacles, overfilled panels and overfused circuits. Plumbing renewed in part rather than in whole, so material transitions at the joins are where trouble concentrates. Several generations of roof covering. Foundations of stone or early block whose condition depends far more on water management than on original construction.
On the 119 units from the 2000s the questions flip. Those houses are twenty to twenty-five years old and arriving at their first full round of replacements at once: original roof coverings reaching the end of their service life, water heaters on their second, furnaces and condensers at the point where the next failure means replacement.
Windows on that newer stock are usually original, and failed double-glazing seals show as clouding or deposits between the panes. Decks from the same period need their ledger connections, flashing, fasteners and post bases genuinely examined rather than glanced at, because that is where deck failures begin.
The 39% of stock that is not a detached house matters here. In a village that usually means duplexes, converted upper floors and small multi-unit buildings in the older core. Shared roofs, shared walls and shared services raise questions a single-family inspection does not, and access to units and common areas has to be arranged rather than assumed. Tell us what the building actually is when you book.
Radon testing and mold inspection and testing can be added to any visit.
The buried line
Public works approving a water and sewer hookup on a new build is about making the connection correctly on the day. It says nothing about the condition of an existing line under a house that was connected decades ago, and that is the line a buyer inherits.
It belongs to the owner, no visual inspection reaches inside it, and under a pre-1940 house it is often the oldest untouched component on the whole property.
We will not name a material from a build year. Nothing published establishes what Capac lines are generally made of, and a guess in a report is worse than no statement at all.
A sewer camera inspection records what is actually in there: roots, cracks, displaced joints, bellies or blockages where they exist, and a clear run where they do not. In an old platted village with mature street trees, roots are the common finding and they give no warning until the day the drains back up.
On the 2000s stock there is a second reason to look: a line laid during that build can carry construction debris or a settled section from the day it went in, and nothing about the house above it will tell you.
A camera inspection is added to the same appointment rather than booked separately, and we deliver a full written report with photographs, generally the same day. You can read what our clients say, browse answers to common questions, or get in touch about a specific address in Capac.
Local information from Village of Capac — building permits, inspections and the new construction checklist · Village of Capac — citizen information and village notices · Village of Capac — Department of Public Works · Village of Capac — village website. Municipal requirements change — verify current details with the municipality.
Why choose us
Five reasons people here pick us as their Capac home inspector.
Family owned since 2009, more than 16,000 inspections completed and over 2,000 five-star reviews across Michigan. We also handle home buyer inspections, commercial building inspections, mold testing and radon testing.
We do not sell mold remediation or radon mitigation, so there is nothing to gain from a result that comes back bad. The number you get is just the number.
Radon, mold, sewer scope and wood-destroying organism inspections go on the same appointment as the home inspection rather than costing you a second morning.
Most people do, and it is the most useful hour of the whole purchase. Ask anything while we are standing in front of it.
InterNACHI and CCPIA certified, with four Certified Master Inspectors and National Home Inspector Examination passes on the team — none of which Michigan requires. The standards we inspect to are published and you can hold the work against them.
Including weekends, because inspection windows sit on closing dates and closing dates do not care what day it is.
Reviews
I recently hired Trademark for a full home inspection on a new purchase, including sewer scope and radon testing. It was a phenomenal experience from beginning to end. Our inspector, Mitch, did a fantastic job explaining all the findings, and the digital report with photos and videos was superb. Would definitely recommend without hesitation.
Salina HamiltonOak Park, MIWe had Mitch inspect our prospective house and he was amazing. He was thorough, patient to answer my questions and provide feedback on what areas he would recommend having a follow up expert and why. The office was responsive and I was able to book multiple services to be done in the same visit (inspection, radon test, sewer scope).
Chris PlaweckiOak Park, MIThis is one of the finest companies I have come across - that means serious customer service and professionalism. Justin was the inspector and he was very thorough yet very kind to answers all the questions that came in my mind during inspection. He took enough time, no rush, and a very detailed inspection was conducted. Extremely competitive pricing and timing from the company. 100% recommend to anyone looking for any kind of property inspection!!
Chirag R MiyaniMichiganWhat happens
Questions
The village lists a signed application, the property address, a detailed site plan showing setbacks to property lines and other structures, DPW approval of water and sewer hookups, a culvert permit, proof of ownership, a builder’s license copy and a soil erosion permit.
The village publishes a timescale of five to ten business days, with completed permits returned to the building administrator at the village office. A stated turnaround is rare and makes planning much easier.
It is a precondition of the building permit package, which means the question of whether and how a parcel can be served by water and sewer gets answered early. If you are buying land or a property with plans attached, talk to them first.
The crossing that carries a driveway over a roadside ditch. Requiring a separate permit tells you drainage here is partly handled in the open, which is why we look at culverts and ditches on an inspection.
A downtown parking and streetscape project has been under way through 2026. If you are buying near the center, check the village news page for the current stage and what it means for access and parking.
Yes, and in Capac it comes up often — around 39% of the housing stock is not a detached house. Tell us what the building actually is when you book so we can scope it and arrange access to units and common areas.
It depends where you are. About 210 of roughly 781 units predate 1940, with a separate group of around 119 built in the 2000s, so the village swings between two very different kinds of inspection.
Yes. Under the older stock the line is often the oldest thing on the property and street trees make roots the common finding; under the 2000s stock it can hold construction debris from the original build. A camera inspection goes on the same visit.
More on cost, timing and what is included on the FAQ page.
Police, fire, rescue, military and educators — our way of saying thank you for your service. Enter code HERO at checkout.
Claim the Hero DiscountNeed a Capac home inspector and not sure we reach you? Call 734-331-3269 and we will tell you.
From the blog
October 22, 2017
April 5, 2024
May 18, 2024
July 2, 2020
Your local Capac home inspector, seven days a week. Home inspection reports in 24 hours.
