Luna Pier, Michigan
Looking for a Luna Pier home inspector? We do certified home, commercial, mold and radon inspections in Luna Pier, 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 Luna Pier 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 Luna Pier and across Monroe 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 Luna Pier 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 reportLuna Pier housing stock
Luna Pier has roughly 715 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 years before 1940, which accounts for 155 homes, around 22% of the housing stock.
The median owner-occupied home here is valued at $163,800.
Treat this as a starting list, not a diagnosis. A Luna Pier 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 Luna Pier was built
83% of homes here run on utility gas, and 8 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 17 use bottled or LP gas.
Local knowledge
Luna Pier publishes something that quietly answers a question buyers ask us a lot: where do the official records of a house actually come from?
The city carries out field inspections on twenty percent of its parcels every year, following a State Tax Commission guideline, so that its assessing records stay accurate. Staff check the land and all the buildings and update the photographs on file.
But the city is explicit about the limit of that work: they will not come inside your home. They may ask an owner to verbally confirm that the recorded data is right, and if nobody is in they carry out the outside inspection and leave a card asking the owner to verify the interior information and return it.
So the exterior on record has been looked at by someone. The interior on record is whatever an owner said it was — if they answered the card at all. That is not a criticism of the city, which is doing exactly what the guideline asks. It is simply worth understanding before you treat a record of the inside of a house as though somebody had checked it.
The housing is old at both ends of the middle: about 155 of roughly 715 units predate 1940 and another 145 date from the 1950s, with the 1980s almost absent.
Before you buy
Records
The city’s field inspections page is worth reading in full, because it explains a distinction that costs buyers money when they miss it.
An assessing record exists to value a property. It describes what is there — land, buildings, dimensions, features — so that a value can be worked out consistently across a city. It does not describe condition, it does not test anything, and here the city has said plainly that the interior portion of it is not observed by staff at all.
A home inspection is the opposite exercise. We go inside. We operate what can be operated, we look at what can be seen, and we report condition rather than value. We do not put a price on anything and we do not care what the property is assessed at.
The practical consequence is simple. If a listing, a record or a seller tells you the basement is finished, the bathroom count is four, or an addition was built to a particular standard, none of that is verified by the assessing record. It may be perfectly true. It just has not been checked by the city.
The other side of that is worth knowing if you buy here and become the owner: if a card arrives asking you to verify interior information, answering it is how the record stays accurate. The city also notes it cannot take appointments for these inspections, because of weather and time constraints, so they arrive when they arrive.
A buyer’s inspection is what tells you what is actually there and what condition it is in.
Permits
The city’s building and zoning page sets out a schedule that any project here has to be planned around.
The building and zoning official keeps office and inspection hours on Wednesday and Friday morning — roughly ten and a half hours a week in total. Plumbing and mechanical inspections are conducted on Tuesdays, Wednesdays and Thursdays only. Electrical inspections happen on Tuesdays and Thursdays, and the city asks for forty-eight hours’ notice, with a plain instruction to plan ahead.
What sets Luna Pier apart is that it offers a way out of that timetable. Inspections can be arranged outside normal business hours for an additional fee, using a published after hours inspection request form submitted with the fee. Most communities we cover simply have narrow hours and no alternative. Being able to pay to keep a job moving is a genuine option worth knowing about.
The published applications are unusually complete: building, electrical, mechanical and plumbing permits, a separate sewer permit application, a zoning permit, a zoning board of appeals application, a right-of-way permit, and a special inspections program with its own guide. We have not read the special inspections guide and make no claim about what it covers.
Ask for the permit history on the specific address before you buy. On a city where more than a fifth of the housing predates 1940, decades of alterations have accumulated, and the gap between what was permitted and what is physically present is a gap the buyer inherits.
A home inspection is not a permit search or a code inspection, and we do not present it as one. What it does is establish what is physically present and in what condition, and flag work that looks as though it was done without the benefit of a permit. Commercial building inspections to the CCPIA standard are available where a building is commercial.
The housing
With about 155 units predating 1940 and 145 from the 1950s, most of Luna Pier’s housing is between seventy and a hundred years old, and several full replacement cycles have already been through it.
Electrical systems have usually been rebuilt in stages by different hands. We look for mixed wiring types meeting in the same box, ungrounded receptacles, undersized or overfilled panels, overfused circuits, and connections made in places that were never intended to be permanent. Original service capacity is frequently the practical limit on what a modern household wants to run.
Plumbing tends to have been renewed in part rather than in whole, so the material transitions where old meets new are where problems concentrate. Original galvanized supply, where it survives, corrodes from the inside and shows as reduced flow and discolored water long before anything leaks.
Roof coverings will be several generations deep. Heating equipment is typically several replacements from the original, and how well each was fitted and vented matters more than how new the current one looks.
Foundations from before 1940 are usually stone or early block, and their condition depends far more on how water has been managed around the building than on how they were built. On the 1950s stock the basements are more often poured or block, where the questions are about cracking, past water and what any finishing is hiding.
The 164 units from the 1990s and 2000s are a different exercise entirely — twenty to thirty-five years old and arriving at a first full round of replacements, with original roof coverings, failed double-glazing seals and deck ledger connections the recurring findings. Radon testing and mold inspection and testing can be added to any visit.
Drainage
On housing this age, how water is managed around the building is usually the single largest factor in how the foundation has fared — and it is nearly always the cheapest thing to put right.
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 eighty years old the original arrangement has usually been altered more than once.
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. Equipment raised up on blocks is nearly always a story about something that happened once, and it is always worth asking the seller about directly.
A finished lower level deserves a careful look rather than a quick one, because finishing is very often what conceals the evidence — and, to return to the point above, a finished basement is exactly the sort of interior feature an assessing record would carry on an owner’s say-so.
The city publishes a right-of-way permit among its applications, so work that reaches beyond the property boundary has its own route. Ask before you dig anything near the street.
The buried line
Luna Pier publishes a sewer permit application separate from its building permit, which tells you sewer work here is handled as its own thing rather than folded into general building work.
What no permit tells you is the condition of the line already in the ground. It belongs to the owner, no visual inspection reaches inside it, and under a pre-1940 house it is often the oldest untouched component on the whole property.
We will not name a material from a build year. Nothing published establishes what Luna Pier 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 in there: roots, cracks, displaced joints, bellies or blockages where they exist, and a clear run where they do not. On an old platted lot with mature trees, roots are the common finding and they give no warning until the day the drains back up.
It is also the one part of a purchase where a genuine unknown becomes a known for a fixed and modest amount of effort on the day — which, on a property where the interior record is self-reported and the buried line is unrecorded, is worth rather a lot.
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 Luna Pier.
Local information from City of Luna Pier — assessing field inspections · City of Luna Pier — Building and Zoning, inspectors and permit applications · City of Luna Pier — Assessor · City of Luna Pier — Department of Public Works. Municipal requirements change — verify current details with the municipality.
Radon in Monroe 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 · Monroe County radon and inspection coverage
Zone from the EPA Map of Radon Zones.
Why choose us
Five reasons people here pick us as their Luna Pier 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
Mitch was great and thorough the our inspection. He provided explanations and suggestions throughout the service. Highly recommend!
Jaynie GMonroe, 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, 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, MIWhat happens
Questions
For assessing purposes, yes. It carries out field inspections on twenty percent of parcels each year under a State Tax Commission guideline, checking land and buildings and updating photographs.
No. The city states plainly that staff will not come inside your home. They may ask an owner to verbally confirm the recorded data, or leave a card asking the owner to verify the interior information and return it.
It is self-reported. That is not a fault of the city — it is how the guideline works — but it does mean a record of what is inside a house has not been checked by anyone from the city.
No. The city states it cannot take appointments because of weather, time constraints and other circumstances. If nobody is home, the outside inspection is done and a card is left.
The building and zoning official keeps hours on Wednesday and Friday morning. Plumbing and mechanical inspections run Tuesday to Thursday only, and electrical inspections on Tuesdays and Thursdays with forty-eight hours notice.
Luna Pier is one of the few places we cover that offers an alternative: inspections can be arranged outside normal business hours for an additional fee, using a published after hours request form submitted with the fee.
Yes. The city publishes a sewer permit application alongside building, electrical, mechanical, plumbing, zoning and right-of-way permits, plus a special inspections program.
On a city where a fifth of the housing predates 1940, yes. The line is often the oldest untouched component on the property and mature trees make roots the common finding. A camera inspection goes on the same visit.
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 Luna Pier home inspector and not sure we reach you? Call 734-331-3269 and we will tell you.
Permits, assessing and property records for Luna Pier are handled by the City of Luna Pier, not by us.
From the blog
October 22, 2017
May 18, 2024
Your local Luna Pier home inspector, seven days a week. Home inspection reports in 24 hours.
