Holt, Michigan
Looking for a Holt home inspector? We do certified home, commercial, mold and radon inspections in Holt, 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 Holt 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 Holt and across Ingham 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 Holt 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 reportHolt housing stock
Holt has roughly 10,897 housing units and about 59% 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 2000s: 2,241 homes, about 21% of everything standing today. It is also less detached-house territory than most of the area at 59%, so condominiums, duplexes and small multi-family buildings are a bigger share of what we inspect here — and those bring their own questions about what is yours to maintain and what belongs to the association.
The median owner-occupied home here is valued at $197,400. There are around 818 manufactured and mobile homes in Holt. Those are a different inspection — the questions are about the frame, the anchoring and the skirting rather than a basement. Around 520 homes sit in two-to-four unit buildings, where a shared roof, a shared wall and sometimes a shared furnace mean the report has to be clear about where one unit stops.
None of this says anything about the specific house you are buying. It is the shortlist a Holt 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 Holt was built
81% of homes here run on utility gas, and 15 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 248 use bottled or LP gas.
Local knowledge
If you are buying in Holt with any thought of renting the property out, there is a $550 charge waiting for you that almost nobody budgets for.
Holt is a community inside Delhi Charter Township, which is the local government here — there is no Holt building department. Delhi Township requires every rented or leased residential dwelling unit to be registered, and it charges an origination registration fee of $550 per parcel where a property has not previously been a registered rental. Buy an owner-occupied house, decide to let it, and that is a one-off cost on top of the ordinary registration and inspection fees.
It is the clearest example of a wider point about Holt: the rules that matter here are Township rules and County rules, and searching for Holt ordinances turns up nothing because there are none to find.
The housing is newer than most of the Lansing area. Of about 10,897 units, 2,241 date from the 2000s — the largest single decade — with 1,727 from the 1970s, 1,712 from the 1990s and 1,061 from the 2010s. Around 46% was built in 1990 or later, and roughly 59% is single-family detached.
Before you buy
If you plan to rent it out
Delhi Township publishes its rental fees in full, which is unusually helpful, and the numbers reward reading before you commit rather than afterwards.
Under Township Ordinance 102.7, every residential dwelling unit that is rented or leased must be registered with the Township so that health and safety inspections can be scheduled every two years. Registration runs two years and costs $110 per parcel plus $33 per unit — $143 for a single-family house.
On top of that sits the origination registration fee of $550 per parcel, due where the property has not previously been a registered rental. And the re-inspection schedule climbs sharply: $11 per unit for the first, $110 for the second, $220 for the third and $550 for the fourth. An unregistered rental investigation costs $250 per unit, and failing to register at all is a municipal civil infraction punishable by fine, costs and additional civil penalties.
Read as a buyer, that says one thing: find out what will be flagged before the first inspection, not after it. A buyer’s inspection is independent of the Township and written for you — 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. On a property you intend to register, that report is also a to-do list with prices attached.
Roofs
Most municipalities are silent on how many layers of roofing a house may carry. Delhi Township is not, and the rule has a direct cost attached.
The Township allows a second layer of re-roofing without a permit — a tear-off requires one — and it states that existing roof coverings must be removed when a roof has two or more layers of any type of roofing material. A third layer is not an option.
For a buyer, that turns a routine observation into a number. Layer count can often be established from the build-up at the eaves, the depth at the rakes and how flashings sit against walls and chimneys. A roof with one layer and a few years left can be re-covered when the time comes. The same roof with two layers already on it has to be stripped first, and stripping costs more, takes longer and occasionally reveals decking that needs replacing.
The Township’s wider permit list is worth knowing too. Excavation, erection, addition or alteration of any building or structure needs a permit, with published exceptions for accessory structures under 200 square feet, minor trade repairs as determined by the Township inspector, painting, carpeting and finish work, prefabricated pools under 24 inches deep, sidewalks and driveways, playground equipment, wall-supported window awnings and retaining walls under four feet.
And one line that matters to investors: a homeowner may take out permits for work on the home where they reside, but state law requires a licensed contractor to secure permits for renovations to a dwelling where the owner does not live.
Wells, septic and stormwater
Holt sits in Ingham County, and if the property is not on public water and sewer the County is the call to make early.
The Ingham County Health Department publishes a list of certified point-of-sale inspectors on its well and septic pages. We are not going to describe the trigger, scope, fee or validity period, because those sit in documents we could not read in full and inventing them would be worse than saying so.
What we will say plainly is that a county point-of-sale evaluation is carried out by a county-certified inspector. That is a different credential from a home inspection, it is not what we do, and on a property with a well and septic system you may well want both, arranged separately.
On stormwater, Delhi Township is a regulated MS4 community and a member of the Greater Lansing Regional Committee for Stormwater Management, covering the Grand River, Red Cedar River and Looking Glass River watersheds. It notes that its storm drains discharge directly into rivers and streams without treatment — a good reason to know where your downspouts and any sump line actually go, which is something we record.
Newer housing, and the buried line
With the 2000s the largest decade here, a lot of Holt housing is around twenty to twenty-five years old — which is exactly the age at which the first round of replacements comes due.
The original roof covering, furnace, air conditioning condenser and water heater on a 2003 house are all at or approaching the end of their expected service lives. Newer construction has its own recurring items as well: grading that settled after backfill and now falls toward the foundation, attic ventilation, and flashing details where roof geometry gets complicated.
The buried lateral running from the building to the sewer main is the component nothing visual reaches. Even on a 2003 house it has been in the ground more than twenty years, with trees planted at the same time now mature enough to reach a joint. We will not name a material from a build year, because no authoritative source establishes what laterals here 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 Delhi Charter Township — rental registration and fee schedule · Delhi Charter Township — building permit information · Ingham County Health Department — well and septic, certified point-of-sale inspectors. Municipal requirements change — verify current details with the municipality.
Radon in Ingham 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 · Ingham County radon and inspection coverage
Zone from the EPA Map of Radon Zones.
Why choose us
Five reasons people here pick us as their Holt 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
No. Holt is a community inside Delhi Charter Township, which is the local government for every property with a Holt address. There is no Holt building department, no Holt ordinance and no Holt code enforcement office. Searching for Holt rules and finding nothing does not mean the rules do not exist — it means you are looking at the wrong government. Wells and septic systems are handled by Ingham County.
More than most people expect. Registration is $110 per parcel plus $33 per unit — $143 for a single-family house — and runs two years. On top of that, Delhi Township charges an origination registration fee of $550 per parcel where the property has not previously been a registered rental, which is exactly the situation when you convert an owner-occupied house.
The fees climb quickly. Re-inspections are $11 per unit for the first, $110 for the second, $220 for the third and $550 for the fourth. An unregistered rental investigation costs $250 per unit, and failing to register at all is a municipal civil infraction punishable by fine, costs and additional civil penalties. Knowing what will be flagged before the first visit is worth real money.
Only if the roof is currently carrying one. Delhi Township permits a second layer of re-roofing without a permit, but it also states that existing roof coverings must be removed when a roof has two or more layers of any type of roofing material. So a roof already carrying two layers has to be stripped next time, which costs more than a re-cover and occasionally reveals decking that needs replacing.
Newer than most of the Lansing area. Of about 10,897 housing units, 2,241 date from the 2000s, 1,727 from the 1970s, 1,712 from the 1990s and 1,061 from the 2010s, with roughly 46% built in 1990 or later. Around 59% is single-family detached. A house from around 2003 is now at the age where the original roof covering, furnace, air conditioning condenser and water heater all come due together.
No. Delhi Township states that a homeowner may secure permits for work on the home where they reside, and that state law requires a licensed contractor to secure permits for renovations to dwellings or structures where the homeowner does not reside. On a property you do not live in, the permit goes in the contractor’s name.
Not one run by the Township that we could find. Ingham County does operate a point-of-sale program for wells and septic systems, and its Health Department publishes a list of certified point-of-sale inspectors. We are not going to state the trigger, scope, fee or validity period, because those sit in documents we could not read in full. Call the Health Department early if the property is not on public water and sewer — and note that a county evaluation needs a county-certified inspector and is not what we do.
It is worth considering even on newer stock. A 2003 house has a lateral that has been in the ground more than twenty years, with trees planted at the same time now mature enough to reach a joint, and no visual inspection sees inside it. We will not guess a material from a build year — no authoritative source establishes what laterals here are generally made of. 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
April 5, 2024
October 22, 2017
Your local Holt home inspector, seven days a week. Home inspection reports in 24 hours.
