White Lake, Michigan
Looking for a White Lake home inspector? We do certified home, commercial, mold and radon inspections in White Lake, 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 White Lake 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 White Lake and across Oakland 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 White Lake 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 reportWhite Lake housing stock
White Lake has roughly 12,453 housing units and about 78% of them are single-family detached. Age is the most useful single fact about a house before anyone has seen it. It narrows down what is worth checking first, and it is why two places of much the same size can need quite different inspections.
If the town has a defining decade it is the 1990s, which accounts for 2,369 homes, around 19% of the housing stock.
The median owner-occupied home here is valued at $289,100. 87% are owner-occupied, which is high even for this area. There are around 1,497 manufactured and mobile homes in White Lake. Those are a different inspection — the questions are about the frame, the anchoring and the skirting rather than a basement.
Treat this as a starting list, not a diagnosis. A White Lake home inspector checks these things early in a home of this age and then records what is genuinely there, which is often not what the era would suggest.
Housing figures: US Census Bureau, American Community Survey 2022 five-year estimates.
When White Lake was built
89% of homes here run on utility gas, and 34 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 327 use bottled or LP gas.
Local knowledge
Almost every suburb we work in buys its water from Detroit. White Lake pumps its own.
The Township has supplied water to residents since 1980 through a system it describes as nine drinking water wells, three well houses, two treatment plants, two million-gallon towers, a booster station, 764 hydrants and 56 miles of main, serving over 2,400 water accounts. It also runs two iron filtration plants — Village Acres since 2017 and Aspen Meadows more recently — because iron is what groundwater around here contains.
For a buyer that matters in two ways. First, iron in the water is the reason so many houses out here have softeners, filters and staining in fixtures, and those are things we look at. Second, and more importantly: the Township’s system serves part of the township. The first question about any property here is which system it is actually on — municipal water or a private well, municipal sewer or a septic field.
That is not a detail. It changes the inspection, the maintenance, the budget and who is responsible for what. Settle it before you go far.
Before you buy
Water
White Lake is unusually open about its water, and the detail is worth reading rather than summarizing away.
The Water Department operates the supply and distribution system under Township Ordinance 22 and State regulation, maintains the hydrants, meters and billing, and flushes hydrants each spring and again after Labor Day — which is why water can run yellow or rusty for a few minutes during flushing season.
On PFAS the Township has monitored all of its water treatment facilities annually since 2018. Spring 2024 samples at the Village Acres plant detected PFBA and PFPeA at or near the minimum detectable level, and a proactive re-sample showed the same compounds at the same level. The Township states there are currently no Maximum Contaminant Levels or Action Levels for those compounds and no violations for the water system arising from the detections. Sampling in January 2025 under the EPA’s fifth round of unregulated contaminant monitoring found PFPeA at 0.0039 micrograms per liter, near the minimum reporting level, with PFBA not detected, and the Township notes the EPA has not established health standards for PFPeA. It has reduced pumping from the Village Acres plant to the minimum allowable by demand while it continues to investigate, and names Waterford and Independence townships as neighbors dealing with the same issue.
Those are the Township’s figures and the Township’s framing, reported as they stand. We are not going to characterize anyone’s drinking water beyond what the people who test it say about it.
What is worth adding, because the Township cannot say it for you: that monitoring covers the Township water system. A property on a private well is not part of that system and is not covered by it. Well water testing is the owner’s responsibility, and it is a separate matter from a home inspection — we do not take water samples and we do not analyze them.
Sewer
The sanitary side works differently here too, and one piece of it is equipment sitting on private property.
The Township provides 24-hour, seven-day maintenance of the sanitary sewer system through a maintenance agreement with the Oakland County Water Resources Commissioner, and in an emergency a sewer maintenance technician responds to the property to help evaluate the problem. Notably, the Township directs grinder station alarms to that same county number, day or night.
A grinder station is a pump that macerates and pushes waste up to a sewer main a property cannot reach by gravity. Where one is present it is equipment at the house, with a tank, a pump, controls and an alarm, and it has a service life like anything else. If the property you are looking at has one, that is something to identify before closing rather than the first time the alarm goes off.
The Township also asks residents to keep fats, oils and grease out of drains, since they close pipes, create odors and cause backups.
On any property, a buyer’s inspection reports the accessible drainage and plumbing as found, along with the roof, structure, foundation, electrical, heating and cooling and the accessible interior — what is failing, what is near the end of its service life, and what to plan for.
Fifty years of building
Of about 12,453 units, 2,369 date from the 1990s, 2,365 from the 1970s and 2,051 from the 2000s, with 1,601 from the 1980s and around 3,300 predating 1970. Roughly 78% is single-family detached.
That spread means no single assumption travels. A 1972 lake house and a 2003 subdivision colonial are different inspections with different questions, and the older stock out here includes plenty of buildings that started as seasonal cottages and were extended into year-round homes over decades. Those conversions are worth a careful look: how the addition was tied into the original structure, how the crawlspace or basement was treated, how heating was extended, and what the roof lines are doing where old meets new.
On the newer stock the questions are different but not trivial. A house from 1998 is approaching thirty: the original roof covering, furnace, air conditioning condenser and water heater are all at or past their expected service lives, and grading that settled after backfill is a recurring source of basement water.
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
Whatever a property here is connected to, the buried line running from the building toward the main or the tank is the part nothing visual reaches.
On a house from the 1970s that has been in the ground fifty years or more — enough time for roots to find a joint, for ground movement to displace a section, or for a repair to have been made that nobody now remembers. We will not name a material from a build year, because no authoritative source establishes what White Lake 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 White Lake Township — Water Department · White Lake Township — PFAS public advisory · White Lake Township — sanitary sewer. Municipal requirements change — verify current details with the municipality.
Radon in Oakland County
Zone 2 is the middle EPA category — the predicted average indoor level across the county sits between 2 and 4 pCi/L. What a zone cannot tell you is anything about one house: 29% of tests actually run in Oakland County still came back at or above the EPA’s 4 pCi/L action level. Zones are drawn around counties, not around addresses, which is why the only number that settles the question is the one from the house itself.
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 · Oakland County radon and inspection coverage
Zone from the EPA Map of Radon Zones. Elevated-result share from the Michigan Indoor Radon Program.
Why choose us
Five reasons people here pick us as their White Lake 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, MIExcellent sums up the entire experience, from the initial call to set up the appointment with staff that was informative and helpful, up until the actual inspection that was very professional and thorough with any and all questions I had answered. I would highly recommend Trademark to anyone who needs inspection services. Thanks again Curt, my inspector, for an excellent job.
Johnny Thomas JrSouthfield, MIWhat happens
Questions
Both exist, and establishing which a specific property is on is the first thing to do. The Township has supplied water since 1980 and reports over 2,400 water accounts across a system of nine drinking water wells, three well houses, two treatment plants, two million-gallon towers and 56 miles of main. It does not publish a split between served and unserved properties, so we are not going to invent one. Ask the Water Department about the address.
A good deal, and it publishes updates. It has monitored all of its water treatment facilities annually since 2018. Spring 2024 samples at the Village Acres plant detected PFBA and PFPeA at or near the minimum detectable level, confirmed on a proactive re-sample. The Township states there are currently no Maximum Contaminant Levels or Action Levels for those compounds and no violations arising from the detections. January 2025 EPA sampling found PFPeA at 0.0039 micrograms per liter, near the minimum reporting level, with PFBA not detected, and the EPA has not established health standards for PFPeA. The Township has reduced pumping from that plant to the minimum allowable by demand while it investigates.
No. The Township’s monitoring covers the Township water system, and a private well is not part of that system. Testing a private well is the owner’s responsibility. It is also separate from a home inspection — we do not take water samples and we do not analyze them, and we would rather say that plainly than let anyone assume otherwise.
Iron. The Township runs two iron filtration plants — Village Acres since 2017 and Aspen Meadows more recently, described as serving iron-free water to the northern water district — which tells you what the groundwater around here contains. Staining in fixtures, softeners and filtration equipment are common as a result, and their type, age and condition are worth recording on an inspection.
It is a pump that macerates waste and pushes it up to a sewer main the property cannot reach by gravity, and it sits on private property with a tank, pump, controls and an alarm. The Township directs grinder station alarms to the Oakland County Water Resources Commissioner, day or night, which tells you they exist here. If a property has one, identify it before closing rather than the first time the alarm sounds — it is equipment with a service life like anything else.
Most likely hydrant flushing. The Township flushes hydrants each spring and again starting the day after Labor Day, and notes that customers may see yellow or rusty water in the area during flushing. It advises running cold water only for a few minutes, and calling the DPW if it does not clear, to find out whether flushing is happening nearby.
Spread across five decades. Of about 12,453 housing units, 2,369 date from the 1990s, 2,365 from the 1970s and 2,051 from the 2000s, with 1,601 from the 1980s and roughly 3,300 predating 1970. Around 78% is single-family detached. The older stock includes buildings that began as seasonal cottages and were extended into year-round homes, and those conversions reward a careful look at how additions were tied in and how below-grade space was treated.
If the property is on municipal sewer, yes, it is worth considering. The buried line running from the building is the one component no visual inspection reaches, and on a 1970s house it has been in the ground fifty years or more. 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
February 24, 2026
October 22, 2017
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