Goodrich, Michigan
Looking for a Goodrich home inspector? We do certified home, commercial, mold and radon inspections in Goodrich, 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 Goodrich 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 Goodrich and across Genesee 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 Goodrich 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 reportGoodrich housing stock
Goodrich has roughly 769 housing units and about 86% 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 1990s: 229 homes, about 30% of everything standing today.
The median owner-occupied home here is valued at $237,700. 94% are owner-occupied, which is high even for this area.
None of this says anything about the specific house you are buying. It is the shortlist a Goodrich 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 Goodrich was built
91% of homes here run on utility gas. Another 8 use bottled or LP gas.
Local knowledge
Goodrich publishes a separate permit application for a deck. That sounds like a small thing and it is not, because decks are one of the few parts of a house whose failure actually hurts people, and a village that treats them as their own permitted structure is a village where the paperwork on a deck is worth asking about.
It goes further than that. Alongside the usual commercial and remodel permits there are standalone applications for an accessory building, a pool, a fence, a sign and even a dumpster enclosure, plus site plan review, conditional use, zoning change and variance forms and separate parcel combination and division applications. For a village of around 769 homes that is a lot of specificity.
The practical consequence for a buyer is a good one: if a deck, a shed, a pool or a fence was added to a property here, there should be a record of it. So ask for the permit history on the specific address, and ask about those structures by name.
The village also has a mill pond and a dam, and it has published an engineering feasibility study about modifying that dam. We go into what that does and does not tell you below.
The housing is modern for this area: about 405 of the 769 units were built between 1990 and 2009, with 229 of those in the 1990s alone. There is an older core of roughly 153 units predating 1940, and the 1940s produced just seven.
Before you buy
Decks
On almost every inspection we do, the deck gets more attention than its appearance suggests it deserves. Deck failures are among the small number of structural failures that injure people, and they almost always begin in the same place: the ledger, where the deck is attached to the house.
So we examine the ledger connection and its fasteners, the flashing above it, the post bases and how they meet their footings, the beam and joist connections, the guard and its spacing, and the stairs and their handrail. We report what we can see and say plainly where something was not visible.
What makes Goodrich unusual is that the village runs a deck permit application of its own, alongside separate applications for accessory buildings, pools, fences, signs and dumpster enclosures. That means the question "was this deck permitted?" is a question with an answer here, rather than a shrug.
Ask it. On a village where half the housing went up in the 1990s and 2000s, a great many decks are now twenty to thirty-five years old — the age at which fasteners corrode, ledger flashing fails and post bases rot — and some of them will have been added, extended or rebuilt since the house was finished.
The same applies to the shed or pole barn at the bottom of the garden and to the fence along the boundary. Where a village issues a specific permit for a specific structure, an absence in the record is informative.
A home inspection is not a permit search and we do not present it as one. What we do is tell you what is physically there and in what condition, which is exactly what you need in order to ask the village a useful question. A buyer’s inspection is the usual starting point, and commercial building inspections to the CCPIA standard are available where a building is commercial.
The mill pond
Among the village’s published reports and studies is a Mill Pond Dam Modifications Feasibility Study, dated May 2013.
It is a genuine engineering document. Its contents cover the state dam safety requirements that apply, the project goals, engineering investigations into the dam structure and into hydrology and hydraulics, survey data, short-term and long-term action plans, conceptual construction cost opinions, and funding alternatives.
We want to be careful here, so we will be explicit about what we did and did not read. We read the front matter and contents of that study. We did not read its findings, its recommendations, its costings or its plans, and we are not going to characterize them. We make no claim whatsoever about the condition of the dam, then or now.
It is also thirteen years old. A feasibility study is a snapshot, and a great deal can happen in thirteen years — work carried out, plans changed, funding found or not found.
What is fair to say is this: the village has a mill pond and a dam, dams in Michigan sit under a state dam safety program, and the village has taken the question of modifying this one seriously enough to commission engineering work on it. If you are buying near the pond, that is a short and reasonable question to put to the village office: where has this got to since 2013?
That is the sort of thing buyers almost never think to ask, and the answer costs nothing to obtain.
The housing
With around 229 units from the 1990s and 176 from the 2000s, the typical Goodrich house is twenty to thirty-five years old. That is a specific and fairly predictable stage: the first full round of replacements arrives more or less at once.
Original roof coverings reach the end of their service life. Water heaters are on their second or third. Furnaces and air conditioning condensers arrive at the point where the next failure means replacement rather than repair. None of that is a defect — it is a schedule — but it is a schedule worth knowing before you agree a price.
Windows and exterior doors from that era are usually the original units. Failed seals in double glazing show as clouding or deposits between the panes, and we note them individually rather than as a blanket comment.
And the decks, as above. On a 1990s house the deck is very often original, which puts its ledger connection, flashing, fasteners and post bases squarely in the range where they need genuine examination.
The 153 units predating 1940 are a different exercise entirely: electrical rebuilt in stages by different hands, plumbing renewed in part rather than in whole with material transitions at the joins, several generations of roof covering, and foundations of stone or early block whose condition depends far more on how water has been managed around the building than on how they were originally built.
At 86% detached housing, sheds, garages and pole barns are normal parts of a property here and we inspect them as part of it — which, given the village’s separate accessory building permit, is another place where the record and the reality are worth comparing. Radon testing and mold inspection and testing can be added to any visit.
Drainage
We could not establish from the village website who issues building permits or performs the inspections, and there is no water or sewer department page. We are not going to guess at either, so both are questions for the village office before you commit.
What we do report is what happens at the building. 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.
On a house from the 1990s or 2000s, grading that was correct at handover has had two or three decades of landscaping, added patios and settlement since, and downspout extensions get removed for mowing and never replaced. Those are small things that do slow damage.
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. A finished lower level deserves a careful look rather than a quick one, because finishing is very often what conceals the evidence.
The village publishes a code of ordinances online and a master plan with appendices, so if a specific land use question matters to your purchase, the text is there to be read rather than inferred. We have not read either and make no claim about their contents.
The buried line
The line running out from the building belongs to the owner, and no visual inspection reaches inside it.
On a 1990s or 2000s house that pipe is twenty to thirty-five years old — young enough that everyone assumes it is fine, old enough that it often is not. Under one of the 153 houses predating 1940, considerably older, and probably the oldest untouched component on the property.
We will not name a material from a build year. Nothing published establishes what Goodrich 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 inside: roots, cracks, displaced joints, bellies or blockages where they exist, and a clear run where they do not. On the older stock roots are the common finding; on the newer stock a line 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 Goodrich.
Local information from Village of Goodrich — forms and permit applications · Village of Goodrich — reports, plans and studies · Village of Goodrich — Mill Pond Dam Modifications feasibility study (2013) · Village of Goodrich — Code of Ordinances on Municode. Municipal requirements change — verify current details with the municipality.
Radon in Genesee 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 · Genesee County radon and inspection coverage
Zone from the EPA Map of Radon Zones.
Why choose us
Five reasons people here pick us as their Goodrich 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
Outstanding precision and attention to detail! Helps being able to make a truly informed decision about a home! Also, they are very veteran-friendly! No complaints here!
Desmond SheppardFlint, MINoah Scott was very thorough and explaining things to us, especially in regard to a possible mold problem.
Claudette GranvilleFlint, MII 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, MIWhat happens
Questions
The village publishes a dedicated deck permit application, which is unusual. Ask the village whether the deck on a property you are buying has one behind it — where a specific form exists, an absence in the record is informative.
Accessory buildings, pools, fences, signs and dumpster enclosures each have their own application, alongside commercial, remodel and demolition permits and the usual zoning forms.
Because deck failures are among the few structural failures that injure people, and they almost always begin at the ledger where the deck meets the house. We examine the ledger, flashing, fasteners, post bases, guards and stairs.
Yes. The village publishes a Mill Pond Dam Modifications feasibility study dated May 2013, covering state dam safety requirements, the dam structure, hydrology, action plans and costs.
We do not know. We read its front matter and contents, not its findings, and we make no claim about the dam’s condition. It is also thirteen years old — ask the village where the matter has got to since.
We could not establish it from the village website, and there is no page naming an inspector. Ask the village office before planning work — we would rather tell you that than guess.
Twenty to thirty-five years. About 405 of the 769 units were built between 1990 and 2009, with 229 in the 1990s alone. There is an older core of roughly 153 units predating 1940.
Yes, for different reasons depending on the house. Under the older stock the line is often the oldest thing on the property; under the 1990s and 2000s stock it can hold construction debris or a settled section. A camera inspection goes on the same visit.
More on cost, timing and what is included on the FAQ page.
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