Pittsfield Township, Michigan
Looking for a Pittsfield Township home inspector? We do certified home, commercial, mold and radon inspections in Pittsfield 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 Pittsfield 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 Pittsfield Township and across Washtenaw 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 Pittsfield 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 reportPittsfield Township housing stock
Pittsfield Township has roughly 16,557 housing units and about 49% 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 4,817 homes, around 29% of the housing stock. It is also less detached-house territory than most of the area at 49%, 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 $367,500. There are around 669 manufactured and mobile homes in Pittsfield Township. Those are a different inspection — the questions are about the frame, the anchoring and the skirting rather than a basement. Around 653 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.
Treat this as a starting list, not a diagnosis. A Pittsfield Township 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 Pittsfield Township was built
78% of homes here run on utility gas, and 4 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 231 use bottled or LP gas.
Local knowledge
Start with the thing that catches almost everyone: a great many Pittsfield Township properties have an Ann Arbor mailing address. The Township offices themselves are on West Michigan Avenue with an Ann Arbor postcode.
That address is a postal fact, not a jurisdictional one. Pittsfield Charter Township is its own government with its own building department, its own ordinances and its own inspection requirements. The rules that apply inside the City of Ann Arbor — and the City has some unusual ones about footing drains and about rental certificates — do not apply here. If you have been reading about the city because the envelope says Ann Arbor, you have been reading about somewhere else.
What the Township does have is one of the most detailed inspection regimes we have come across, and two items in it are unusually relevant to buyers: it inspects radon venting under slabs, and it physically checks the foundation drainage before it is buried.
The housing is young. Of about 16,557 units, 4,817 were built in the 1990s and 3,097 in the 2000s, with roughly 58% going up in 1990 or later. Only about 49% is single-family detached, so half of what changes hands here is attached housing.
Before you buy
Radon
This is rare enough to be worth pointing out. Among all the municipalities we have researched for these pages, Pittsfield Township is the only one whose published required inspections name radon.
Its slab inspection reviews the base preparation, base material, base thickness, insulation, vapor barrier, radon venting and minimum slab thickness — all before any concrete is placed. That means newer construction here may well have passive venting built in beneath the slab.
What that does not tell you is what the level actually is in a particular house. A vent system is a construction feature; a radon reading is a measurement, and the two are different things. A passive system may be working well, may never have been activated, or may have been altered by later work, and none of that is visible from the outside.
That is what radon testing is for — a continuous monitor placed for a measured period, giving a number rather than an inference. It can be added to the same inspection visit. On older Pittsfield housing that predates the current requirements, there may be no venting at all, which is the more common reason to test.
Water at the foundation
Foundation drainage is the single most common root cause of a wet basement, and it is buried the moment it is installed — which is why the Township’s backfill inspection is worth knowing about.
It is performed after all required damp proofing and water proofing and after the exterior foundation drainage system is in place, and the Township requires at least two drain tile connections to be left uncovered so that the type of pipe fittings and the stone depth can be verified. Sill anchors must be installed and the foundation walls braced. That is more attention than most municipalities give a component nobody will ever see again.
It also explains something about newer construction generally: a foundation drainage system installed correctly can still be defeated later by grading that settles the wrong way after backfill, downspouts discharging against the wall, or landscaping built up above the sill.
So that is what we look at. Accessible grading and how the ground falls away from the foundation, gutters and downspouts and where they discharge, foundation conditions, the basement or crawlspace, floor drains and any sump equipment, with staining, efflorescence and past repairs recorded as found — and what could not be seen said plainly.
Permits, rentals and records
The Township’s Building Services department enforces the Michigan Building Code, issues permits, reviews plans and inspects both new construction and existing buildings for compliance with codes and property maintenance requirements. It publishes a property search with inspection results, which is worth using before you make an offer.
Two practical details from its rules. A permit becomes invalid unless the work it authorizes commences within 180 days of issuance — useful to know if you are buying a property where work was started and stopped. And no inspection will be performed unless proper property identification has been provided: the inspection is failed, a re-inspection fee is assessed, and outstanding re-inspection fees have to be paid before anything else can be scheduled.
The department also runs a Property Maintenance Rental Housing Inspection Division, publishes a list of registered apartments in the Township, and carries out tenant complaint inspections. We did not find a published inspection cycle length, so we are not going to state one — the department is the place to confirm it if you are buying income property.
None of that is a condition report. A buyer’s inspection is independent, commissioned by you, and covers the roof, structure, foundation, drainage, electrical, heating and cooling, plumbing and the accessible interior — what is failing, what is near the end of its service life, and what to plan for.
The buried line
Newer housing gets treated as though the sewer question does not apply, and that is a mistake worth avoiding.
A house built in 1995 has a lateral that has been in the ground thirty years. That is ample time for tree roots to reach a joint — the trees planted when the subdivision went in are now mature — and for ground movement to displace a section. We will not name a material from a build year, because no authoritative source establishes what Pittsfield 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 mold inspection and testing can be added to a residential or commercial visit.
Local information from Pittsfield Charter Township — required inspections · Pittsfield Charter Township — Building Services · Pittsfield Charter Township — registered apartments. Municipal requirements change — verify current details with the municipality.
Radon in Washtenaw County
Zone 1 is the highest of the three EPA categories — the predicted average indoor level across the county is above the 4 pCi/L action level. What a zone cannot tell you is anything about one house: 38% of tests actually run in Washtenaw 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 · Washtenaw 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 Pittsfield 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
Mr. Cahoon was very thorough inspecting the home I am interested in purchasing. He explained everything clearly as he went along. Went above and beyond crawling into the very small crawl space! Thank you!
Amy CaragayYpsilanti, 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
Not necessarily, and it matters. A great many Pittsfield Township properties carry an Ann Arbor mailing address — the Township offices themselves do. Pittsfield Charter Township is a separate government with its own building department and ordinances, and City of Ann Arbor rules do not apply here. The City has some unusual requirements of its own around footing drains and rental certificates; none of them travel across that line. Confirm which jurisdiction an address is actually in before relying on anything you have read.
In its construction inspections, yes — and it is the only municipality we have researched for these pages that names radon in its required-inspection list. The slab inspection reviews base preparation, base material, base thickness, insulation, vapor barrier, radon venting and minimum slab thickness before concrete is placed. That means newer construction may have passive venting beneath the slab.
Yes, if you want to know the level. A vent system is a construction feature; a radon reading is a measurement, and one does not substitute for the other. A passive system may be working well, may never have been activated, or may have been affected by later work, and none of that is visible. Radon testing places a continuous monitor for a measured period and produces a number. It can be added to the same inspection visit.
More than most. Its backfill inspection is carried out after all required damp proofing and water proofing and after the exterior foundation drainage system is in place, and the Township requires at least two drain tile connections to be left uncovered so that the pipe fittings and stone depth can be verified. Sill anchors must be installed and the foundation walls braced. It is a rare piece of scrutiny for a component that is invisible forever afterwards.
Young for this region. Of about 16,557 housing units, 4,817 were built in the 1990s and 3,097 in the 2000s, with 2,490 from the 1970s and 2,214 from the 1980s — roughly 58% dates from 1990 or later. Only around 49% is single-family detached. A house from the late 1990s is approaching thirty years old, which is where the original roof covering, furnace, air conditioning condenser and water heater reach or pass the end of their expected service lives.
Which components are yours. With about half the Township’s housing attached, this comes up constantly — the roof, siding, windows and sometimes the water heater or furnace flue can fall to either the owner or the association depending on the governing documents, and that line decides who pays for what an inspection finds. Getting the documents beforehand changes how you read the report rather than what is in it.
Check it, because it may not. The Township states that a permit becomes invalid unless the work it authorizes commences within 180 days of issuance. Its property search publishes inspection results, which will show what was opened and whether it was ever finalled — a permit opened and never completed tells a different story from one that was. Either way, a permit on file does not establish that work is sound today, and nothing on file does not establish it was done badly.
It is worth considering even on newer stock. A house built in 1995 has a lateral that has been in the ground thirty years, and the trees planted when the subdivision went in are now mature enough to reach a joint. No visual inspection sees inside that pipe. 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
September 10, 2020
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Your local Pittsfield Township home inspector, seven days a week. Home inspection reports in 24 hours.
