Green Oak Township, Michigan
Looking for a Green Oak Township home inspector? We do certified home, commercial, mold and radon inspections in Green Oak 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 Green Oak 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 Green Oak 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 Green Oak 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 reportGreen Oak Township housing stock
Green Oak Township has roughly 7,870 housing units and about 83% of them are single-family detached. The year a house went up decides more about what an inspection turns up than almost anything else about it, which is why it is where we start rather than where we finish.
More of it dates from the 1990s than from any other decade — 1,847 homes, roughly 23% of the town.
The median owner-occupied home here is valued at $350,400. 90% are owner-occupied, which is high even for this area. There are around 543 manufactured and mobile homes in Green Oak Township. Those are a different inspection — the questions are about the frame, the anchoring and the skirting rather than a basement.
This is not a forecast for any one address. It is where a Green Oak Township home inspector starts in a home of this age — and whatever we actually find, it goes in the report with photographs.
Housing figures: US Census Bureau, American Community Survey 2022 five-year estimates.
When Green Oak Township was built
87% of homes here run on utility gas, and 161 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 112 use bottled or LP gas.
Local knowledge
Green Oak Township publishes a sentence that puts a price on somebody else’s shortcut: any work completed without permits will have the permit cost doubled.
Unpermitted work is usually a problem a buyer discovers and then has to price. Here the price is already set. If the house you are buying has a deck, a finished basement, a converted garage or a mechanical replacement that never went through the Township, and you want it brought onto the record, the permit costs twice what it would have.
That does not make unpermitted work a reason to walk away — plenty of it is perfectly sound, and permits get skipped everywhere. It does make it worth identifying before you agree a number, because the cost of putting it right is knowable in advance rather than a surprise afterwards.
The other thing worth knowing early is what the property is connected to on the wastewater side, because this Township bills a separate quarterly charge for grinder pumps — which tells you they are common enough here to be their own billing class.
The housing is suburban and comparatively recent: of about 7,870 units, 1,847 date from the 1990s and 1,251 from the 2000s, with 1,176 from the 1970s. Around half was built in 1990 or later, and roughly 83% is single-family detached.
Before you buy
Unpermitted work
This is worth spelling out because it changes what a buyer should do during the inspection period rather than after closing.
The Building Department states plainly that any work completed without permits will have the permit cost doubled. It also notes that permit and inspection fees are changing from 1 June 2026, and gives office hours of 7:30am to 4:00pm Monday through Thursday.
So the question during an inspection becomes a specific one: what has been done to this house, and does the record show it? A finished lower level, a rebuilt deck, a converted garage, an added bathroom, a replaced furnace — each of those either has a permit behind it or does not, and in this township the difference has a number attached.
What a buyer’s inspection contributes is the first half of that question. We report what is actually there across the roof, structure, foundation, drainage, electrical, heating and cooling, plumbing and accessible interior — including work that looks recent, work that looks amateur, and work whose standard we cannot verify because it is concealed. Matching that against the Township’s record is the second half, and it is a phone call.
The Township’s stated mission is worth quoting alongside, because it explains the posture: to assure building owners of sound, safe and sanitary structures and systems, and to assure building users that their safety and welfare are protected by enforcement of the State Building Code with competent inspectors applying consistent and uniform standards across the township.
Sewer
Green Oak publishes its sewer economics in more detail than almost any township we have looked at, and one line in it is a genuine buyer signal.
Alongside the standard equivalent residential unit charges, the Sewer Department bills a separate grinder pump rate, four times a year, rising across a published multi-year schedule. A dedicated recurring charge means grinder pump properties are a recognized class here — not an oddity, a category.
A grinder pump macerates waste and pushes it into a pressurized main where a property cannot reach a gravity sewer. Where one is fitted it sits on the property with a tank, a pump, controls and an alarm, all with finite service lives, and replacing one is not a small bill. So the questions are: does this property have one, how old is it, what circuit is it wired to, does the alarm work, and is there any service history?
The wider structure matters too. The Township operates its own wastewater treatment plant and publishes a sanitary sewer district property owners information page, alongside a rate study approved by the Township Board in May 2025 with equivalent residential unit commodity rates and a separate capital rate, both billed quarterly and both scheduled to rise. Being inside the sewer district is not automatic, and the charges that come with it are published in advance rather than discovered on a bill.
On a property outside the district the question becomes a septic one, which belongs to a county evaluation rather than to us.
Water
Green Oak is one of three townships that came together in 2002 to form a shared water authority, alongside Brighton and Hamburg townships — and mains from that authority run along the corridor shared between them.
Which means the water question here has the same shape as it does across this part of Livingston County: a property is either on a community system serving a defined area, or on a private well. There is no single answer for the township, and the Water Department is the place to establish which applies to a specific address.
On a private well, nobody is monitoring the water but the owner. The wellhead, the pressure tank, the pump and the electrical supply serving it are equipment you take on, and treatment equipment — softeners, filters and the like — is common on well water in this region and does wear out.
A home inspection does not test water: we do not take samples and we do not analyze them. What we do record is the visible equipment and its condition, the accessible supply and drain plumbing, the water heater, functional flow and drainage, and evidence of leaks or past repairs — plus the exterior water story of grading, gutters, downspouts and their discharge points.
Thirty years on
With 1,847 units from the 1990s and 1,251 from the 2000s, the typical inspection here is a house between twenty and thirty-five years old.
That is a specific and slightly awkward age. 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 — recent enough that plenty of owners have replaced none of them yet. Two identical-looking houses on the same road can be entirely different propositions on that basis alone.
The recurring findings on housing of this era are consistent: grading that settled after backfill and now falls back toward the foundation, flashing where roof geometry gets complicated, 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.
And on a township where roughly 83% of the housing is detached, often on generous lots, the water story extends past the foundation — long drives, outbuildings, swales and culverts are part of how a site handles rain.
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.
The buried line
On a property inside the sewer district, the buried lateral running from the building toward the main is the one component nothing visual reaches.
A house built in 1996 has a lateral that has been in the ground thirty years, with the landscaping planted alongside it now mature enough 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 Green Oak 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.
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 Green Oak Charter Township — Building Department · Green Oak Charter Township — Sewer Department and rates · Green Oak Charter Township — Water Department. 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 Green Oak 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
It costs more to put right here than in most places. The Township states that any work completed without permits will have the permit cost doubled. That does not make unpermitted work a reason to walk away — plenty of it is perfectly sound — but it does make it worth identifying before you agree a price, because the cost of bringing it onto the record is knowable in advance.
Two halves. An inspection tells you what is actually there, including work that looks recent, work that looks amateur, and work whose standard cannot be verified because it is concealed. The Building Department tells you what is on the record. Matching one against the other is the useful exercise, and it is a phone call.
A separate quarterly rate the Township bills alongside its equivalent residential unit charges, on a published multi-year schedule. The existence of a dedicated recurring charge tells you grinder pump properties are a recognized class here. A grinder pump macerates waste and pushes it into a pressurized main where a property cannot reach a gravity sewer, and it sits on your property with a tank, controls and an alarm.
How old it is, what circuit it is wired to and whether that circuit is adequate and protected, whether the alarm has been tested and whether anyone knows what it sounds like, and whether there is any service history. We report what is visibly installed and its apparent condition, and say plainly what is buried or inaccessible — which with a grinder can is most of it.
Not necessarily. The Township publishes a sanitary sewer district property owners information page and operates its own wastewater treatment plant, so service is district-based rather than township-wide. Being inside the district brings published quarterly charges with it — a commodity rate per equivalent residential unit and a separate capital rate, both set out in a rate study approved by the Township Board.
Depends where it is. Green Oak is one of three townships that formed a shared water authority in 2002 alongside Brighton and Hamburg, and its mains serve a defined corridor. Elsewhere, properties are on private wells — where nobody monitors the water but the owner, and the wellhead, pressure tank, pump and treatment equipment are all yours. The Water Department can confirm what serves a specific address.
7:30am to 4:00pm, Monday through Thursday. It is a four-day week, so anything you need from them — a permit, a record check, an inspection — has to fit inside it. The Township has also given notice that permit and inspection fees change from 1 June 2026.
If the property is on township sewer, yes. A house built in 1996 has a lateral that has been in the ground thirty years with mature landscaping alongside, and newer subdivisions carry the additional risk that heavy equipment and backfill damaged 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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Permits, assessing and property records for Green Oak Township are handled by Green Oak Charter Township, not by us.
From the blog
April 5, 2024
October 22, 2017
Your local Green Oak Township home inspector, seven days a week. Home inspection reports in 24 hours.
