Livonia, Michigan
Looking for a Livonia home inspector? Our office is in Livonia. We do certified home, commercial, mold and radon inspections, seven days a week. Home inspection reports come back in 24 hours. Commercial, radon and mold take longer, and we tell you which when you book.
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 Livonia 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 Livonia and across Wayne 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 Livonia 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 reportLivonia housing stock
Livonia has roughly 39,155 housing units and about 86% 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 1950s — 12,231 homes, around 31% of the town.
The median owner-occupied home here is valued at $249,000. 87% are owner-occupied, which is high even for this area. Around 680 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 is a prediction about a particular house. It is where a Livonia 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 Livonia was built
91% of homes here run on utility gas, and 16 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 363 use bottled or LP gas.
Local knowledge
Livonia grew quickly after World War II, and its housing still reflects that history. The City’s Livonia Vision 21 master plan reports that about 70% of the city’s housing stock was built between 1950 and 1980, with newer development concentrated more heavily toward northwest Livonia. That makes the age of the individual house — and what has been changed since it was built — particularly important during an inspection.
A Livonia home built in the 1950s or 1960s may have had decades of electrical, plumbing, HVAC, roofing, insulation and interior updates. Some systems may have been replaced more than once while other components remain much closer to the home’s original construction. Our job isn’t to assume something is defective because of its age. It is to determine what is actually there, what condition it is in and what deserves your attention.
The city isn’t all one housing era, either. Old Rosedale Gardens includes an earlier chapter of Livonia’s development, and radon testing or mold testing can be added to any of it. Neighborhoods such as Coventry Gardens, Burton Hollow, Kimberly Oaks, Nottingham West and Clements Circle help tell the story of the city’s later suburban growth.
That variety is why inspecting a Livonia house isn’t simply a matter of knowing its square footage and year built. Two homes a few miles apart can have very different construction histories.
Before you buy
Sewer scope
There is an important line underground at a Livonia property that buyers cannot see during a normal home inspection.
The City of Livonia maintains the public sanitary sewer main. The individual sewer lead serving the property, including its connection to the main, is the homeowner’s responsibility. Livonia also identifies tree roots, debris, blockages, collapsed piping and poor condition of a home’s private sewer service as potential contributors to sewer backups.
A sewer camera inspection doesn’t predict whether a sewer will fail. It gives you information you otherwise would not have, by allowing us to view accessible portions of the main sewer line from inside and document visible conditions such as roots, damage, bellies and blockages.
For a buyer, that is particularly useful because the most important part of this system may be underground, outside the scope of a standard visual home inspection, and on the homeowner’s side of the City’s responsibility.
Development history
Livonia’s housing isn’t the same from one end of the city to the other. Old Rosedale Gardens represents an earlier period of development, while much of the rest of Livonia reflects the enormous suburban expansion that followed World War II. The City’s master plan notes that newer residential development is concentrated more toward northwest Livonia.
The City’s website lists neighborhood associations for Old Rosedale Gardens, Coventry Gardens, Burton Hollow, Kimberly Oaks, Nottingham West and Clements Circle, among others. Old Rosedale Gardens goes back furthest: homes there date to 1925, and the Rosedale Gardens Historic District was added to the National Register of Historic Places in 2010 — well before the postwar boom that built most of Livonia’s subdivisions.
For an inspector, the neighborhood name matters less than what that development history tells us: do not assume the house across town was built the same way, in the same decade or with the same systems as the one you looked at yesterday.
Livonia may be best known for its postwar housing, but new homes are still being built within the city, and new construction presents a different inspection opportunity than a 1950s or 1960s house. Livonia’s own new-home guidance addresses issues such as grading, floodplains, sump discharge, wetlands, water and sewer availability, setbacks and drainage. New does not mean defective, but it also does not mean that every component was installed or completed exactly as intended.
Local information from City of Livonia · Livonia Vision 21 master plan. Municipal requirements change — verify current details with the municipality.
Radon in Wayne County
Zone 3 is the lowest of the three EPA categories — the predicted average indoor level across the county is below 2 pCi/L. So Livonia is not where Michigan’s alarming radon numbers are, and we are not going to pretend otherwise. What a zone cannot tell you is anything about one house: 17% of tests actually run in Wayne County still came back at or above the EPA’s 4 pCi/L action level, which is about one in six. A zone is a prediction of an average, and nobody lives in an average.
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 · Wayne 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 Livonia home inspector.
Family owned since 2009, more than 16,000 inspections completed and over 2,000 five-star reviews across Michigan. Our office is on Farmington Road in Livonia, so this is not a city we drive out to — it is where we are. 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
Great experience , Noah scott went over all the questions we have and was clear and detailed and well aware and experienced of his job , he gave a detailed report in a short period of time that help us in the process of buying , Also jim the quality manager did present during the inspection to make sure all our conncerns are covered . Very professional and well organized team and company definetly recomend for every one
mohamad attarLivonia, MIVery professional, extensively detailed inspection done by Ora. I would highly recommend.
Paul GLivonia, MIOra from Trademark did an incredible job with the inspection and sewer scope of the home I am in the process of buying. He was very thorough, explained everything to me from the start, and made it all super easy to understand which definitely helped to put me at ease a bit more. Highly recommend this company!
Mariah HartmanWestland, MIWhat happens
Questions
The City of Livonia maintains the public sanitary sewer main, but the individual sewer lead serving the property and its connection to the main are the homeowner’s responsibility. That distinction is one reason buyers may want to consider a sewer camera inspection. A sewer sewer scope allows us to view accessible portions of a line that cannot be evaluated during a standard visual home inspection.
It is worth considering, particularly because much of Livonia’s housing was built during the postwar decades and the private sewer lead is the homeowner’s responsibility. Livonia identifies tree roots, blockages, collapses and poor private-line condition among possible causes of sewer backups. A sewer scope lets us document the visible condition inside accessible portions of the main sewer line rather than trying to infer it from the age of the house.
Livonia requires a building permit for basement finishing, and the City accepts permit applications and inspection requests through the BS&A Online portal. Permit information can be especially useful when you are considering a house with a finished basement, addition or extensive remodeling. Permit research does not replace a home inspection, and a home inspection does not establish permit compliance — the two answer different questions about the property. Verify current requirements with the City of Livonia Inspection Department.
The City’s master plan reports that about 70% of Livonia’s housing stock was built between 1950 and 1980. That doesn’t mean homes from those decades are problematic. It means many have had 45 to 75 years for individual components to be repaired, replaced, remodeled or left largely original. We evaluate what is actually present and its visible condition rather than assuming the entire house was updated at the same time.
Water management deserves attention. The City of Livonia identifies inadequate grading or drainage, malfunctioning sump pumps, gutters and footing drains among potential sources of basement water. During an inspection we evaluate visible conditions involving the foundation, grading, drainage, gutters, basement or crawlspace and related systems for evidence that can help you understand the property.
A newly built home can benefit from an independent inspection just as an older home can. Livonia’s own new-construction guidance addresses grading, drainage, sump discharge, floodplains, wetlands, water and sewer availability and other site conditions in addition to the house itself. An independent inspection gives the buyer another opportunity to identify visible defects or incomplete items before taking ownership.
Yes. Our office is in Livonia. You can book a Livonia home inspector with us seven days a week, and we cover the rest of Wayne County too.
A home inspection report reaches you within 24 hours. Commercial buildings are 24 to 72 hours depending on size, a radon result comes at the end of the 48-hour test, and mold samples come back from the lab in one to three business days.
More on cost, timing and what is included on the FAQ page.
Police, fire, rescue, military and educators — our way of saying thank you for your service. Enter code HERO at checkout.
Claim the Hero DiscountNeed a Livonia home inspector and not sure we reach you? Call 734-331-3269 and we will tell you.
Permits, assessing and property records for Livonia are handled by Livonia, Michigan, not by us.
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Your local Livonia home inspector, seven days a week. Home inspection reports in 24 hours.
