Genoa Township, Michigan
Looking for a Genoa Township home inspector? We do certified home, commercial, mold and radon inspections in Genoa Township, 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 Genoa Township 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 Genoa Township and across Livingston 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 Genoa Township 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 reportGenoa Township housing stock
Genoa Township has roughly 8,741 housing units and about 66% of them are single-family detached. Housing that went up mostly in one era has mostly one era’s problems — which is genuinely useful to know before you buy, because it tells you what to look at first.
Most of it went up in the 1990s — 2,201 homes, around 25% of the town.
The median owner-occupied home here is valued at $338,700. There are around 820 manufactured and mobile homes in Genoa Township. Those are a different inspection — the questions are about the frame, the anchoring and the skirting rather than a basement.
None of this is a prediction about a particular house. It is where a Genoa Township home inspector starts looking in a home of this age, and what we photograph and write up either way.
Housing figures: US Census Bureau, American Community Survey 2022 five-year estimates.
When Genoa Township was built
85% of homes here run on utility gas, and 61 still heat with oil. If yours is one of them, the tank is the thing to ask about — where it is, and whether it was ever buried. Another 340 use bottled or LP gas.
Local knowledge
Genoa Township does not have a building department, does not run its own water utility, and says plainly that it cannot help you with a drainage dispute. Knowing that before you need any of them saves a great deal of time.
Building code enforcement here is a county function — the Township directs building code matters to the Livingston County Building Department. Water and sewer are run by a joint authority rather than the Township, with its own emergency number and its own website. And on the question buyers most often bring to a township, the answer is that there is no answer from the township.
None of that is a criticism. It is simply how this township is structured, and a buyer who assumes otherwise spends a week being redirected.
The housing is newer than most of the region: of about 8,741 units, 2,201 date from the 1990s and 2,187 from the 2000s, with 1,386 from the 1970s. Roughly 57% was built in 1990 or later, and around 66% is single-family detached.
Before you buy
Who to call
This is the practical spine of buying here, and it is all published on the Township’s own pages.
On building code, the Code Enforcement Department enforces Township ordinances — zoning, home occupations, hunting, burning, that class of thing — and directs building code violations to the Livingston County Building Department. So if you want permit history, code questions or an inspection issue resolved on a Genoa Township property, the county is where that lives.
On water and sewer, the Township directs all inquiries to the joint authority that operates the system, publishes a separate emergency number for water and sewer, and provides a water and sewer districts map. The existence of a districts map is itself the useful signal: municipal service covers parts of the township, not all of it, so establishing what a specific property is connected to is the first question here as it is across Livingston County.
The Township has also announced residential cross connection inspections in named areas through that authority. We did not read the announcement itself, so we are not going to describe its scope or schedule — if you are buying in an affected subdivision, the Township and the authority are the places to confirm what it involves.
What none of that covers is the condition of the building. That is a buyer’s inspection: the roof, structure, foundation, drainage, electrical, heating and cooling, plumbing and accessible interior, with what is failing, what is near the end of its service life, and what to plan for.
The drainage answer
Water arriving from next door is one of the most common complaints any inspector hears about after a sale, and the municipal answer varies far more than people expect.
Genoa Township’s position is explicit: it is not empowered to act in disputes over property lines and water drainage, and it recommends documenting every instance you believe is a violation and speaking to the neighbor, or to your attorney.
That is worth setting against what other communities in this region say. Northville Township treats a sump or drainage discharge that affects an adjacent lot as an ordinance violation requiring correction. Birmingham asks builders, in writing, to grade property temporarily and permanently so as to avoid causing drainage problems for a neighbor. Genoa Township says it cannot get involved. Same question, three different answers, each from the municipality itself — and a buyer who carries an assumption across that line will be disappointed.
The practical consequence here is that grading and drainage deserve a careful look before you buy rather than a complaint afterwards. We record accessible grading and how the ground falls at the foundation, where gutters and downspouts discharge, foundation conditions, the basement or crawlspace, floor drains and any sump equipment, along with staining, efflorescence and evidence of past water entry — and, where it is visible, how the ground behaves at the property line.
On a wooded, rolling township where lots are large and grades are real, that is not a formality.
Housing from the 1990s and 2000s
With 2,201 units from the 1990s and 2,187 from the 2000s, the typical Genoa Township inspection is a house between twenty and thirty-five years old.
That is a specific and slightly awkward age. It is old enough that the original roof covering, furnace, air conditioning condenser and water heater have all reached or passed the end of their expected service lives — but recent enough that plenty of owners have not yet replaced any of them. So the same street can contain a house where everything has been done and one where everything is still original and overdue, and they look identical from the street.
The recurring findings on housing of this era are consistent: grading that settled after backfill and now falls back toward the foundation, flashing at complicated roof geometry, attic ventilation, deck ledger attachment, and how a finished lower level was framed, insulated and ventilated. Egress from below-grade sleeping rooms comes up regularly.
We do not name components from a build year. We report what is installed, its condition, what is at or past the end of its service life, and what could not be seen. On this housing stock the last column of that report is the one that shapes your budget.
The Township’s ordinances and zoning ordinance are published online, which is worth a look if your plans for a property involve an accessory building, a home occupation or anything else the zoning ordinance touches.
The buried line
On a property connected to the public sewer, the buried lateral running to the main is the one component nothing visual reaches.
Newer housing gets a pass on this that it does not deserve. A house built in 1998 has a lateral that has been in the ground close to thirty years, and the trees planted when the subdivision went in are mature enough now to reach a joint. On newer construction there is a second consideration: heavy equipment, deep excavation and backfill are hard on buried pipe, and an installation defect does not announce itself for years. We will not name a material from a build year, because no authoritative source establishes what Genoa Township laterals are generally made of.
A sewer camera inspection records what is actually inside — roots, cracks, displaced joints, bellies or blockages where they exist, and a clear run where they do not — and it is added to the same visit rather than booked separately. On a property with a septic system the question is a different one and belongs to a county evaluation rather than to us.
Alongside it, commercial building inspections follow the CCPIA standard for offices, retail, multifamily and warehouse property, and radon testing or mold inspection and testing can be added to a residential or commercial visit.
Local information from Genoa Charter Township — Code Enforcement Department and FAQ · Genoa Charter Township — water and sewer · Genoa Charter Township — ordinances. Municipal requirements change — verify current details with the municipality.
Radon in Livingston County
Zone 2 is the middle EPA category — the predicted average indoor level across the county sits between 2 and 4 pCi/L.
We place a continuous monitor for 48 hours and read the result on site — no mail-in kit, no lab wait. How radon testing works · Livingston County radon and inspection coverage
Zone from the EPA Map of Radon Zones.
Why choose us
Five reasons people here pick us as their Genoa Township 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 county. The Township’s own code enforcement pages direct building code violations to the Livingston County Building Department. The Township’s code enforcement covers its own ordinances — zoning, home occupations, burning, hunting and similar — not the building code. If you want permit history or a building code question answered on a property here, the county is where that lives.
A joint authority rather than the Township. Genoa directs all water and sewer inquiries to that authority’s website, publishes a separate emergency number for water and sewer, and provides a water and sewer districts map. The existence of a districts map is the useful part — service covers parts of the township rather than all of it, so establish what a specific property is actually connected to before you go far.
No, and it says so directly: the Township is not empowered to act in disputes over property lines and water drainage, and it recommends documenting every instance you believe is a violation and speaking to the neighbor or to your attorney. That is not the answer every community gives — some treat discharge affecting an adjacent lot as an ordinance violation — so it is worth knowing which position applies where you are buying.
It raises the stakes on grading and drainage, yes. Where a township will not intervene afterwards, the time to understand how water moves across a property is before you own it. We record accessible grading and how the ground falls at the foundation, where gutters and downspouts discharge, foundation conditions, the basement or crawlspace, floor drains and any sump equipment, along with evidence of past water entry and, where visible, how the ground behaves toward the property line.
Mostly recent. Of about 8,741 housing units, 2,201 date from the 1990s and 2,187 from the 2000s, with 1,386 from the 1970s and 959 from the 1980s — roughly 57% built in 1990 or later. Around 66% is single-family detached. The typical inspection here is a house between twenty and thirty-five years old.
Not especially. It is at the age where the original roof covering, furnace, air conditioning condenser and water heater have all reached or passed their expected service lives, but plenty of owners have not replaced any of them yet — so one house may have everything done and its identical neighbor nothing. The recurring items on this era are settled grading after backfill, flashing at complicated roof geometry, attic ventilation, deck ledger attachment, and how a finished lower level was framed and ventilated.
The Township has announced residential cross connection inspections in named areas through the water authority. We did not read the announcement itself, so we are not going to describe its scope or schedule. If you are buying in an affected subdivision, the Township and the authority are the right places to confirm what it involves and when.
If the property is on the public sewer, yes. A house built in 1998 has a lateral that has been in the ground close to thirty years with mature trees around it, and newer subdivisions carry the additional risk that heavy equipment and backfill damage buried pipe in ways that take years to show. We will not guess a material from a build year. Putting a camera down the line documents roots, cracks, displaced joints, bellies or blockages where they exist, and is added to the same appointment.
More on cost, timing and what is included on the FAQ page.
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From the blog
November 23, 2020
July 2, 2020
Your local Genoa Township home inspector, seven days a week. Home inspection reports in 24 hours.
