Tittabawassee Township, Michigan
Looking for a Tittabawassee Township home inspector? We do certified home, commercial, mold and radon inspections in Tittabawassee 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 Tittabawassee 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 Tittabawassee Township and across Saginaw 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 Tittabawassee 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 reportTittabawassee Township housing stock
Tittabawassee Township has roughly 3,472 housing units and about 77% 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 1990s — 829 homes, around 24% of the town.
The median owner-occupied home here is valued at $230,200. There are around 280 manufactured and mobile homes in Tittabawassee Township. Those are a different inspection — the questions are about the frame, the anchoring and the skirting rather than a basement.
None of this is a prediction about a particular house. It is where a Tittabawassee Township 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 Tittabawassee Township was built
83% of homes here run on utility gas, and 21 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 178 use bottled or LP gas.
Local knowledge
Tittabawassee Township publishes a residential building permit requirements document that is, in effect, a specification for a properly built house. It lists what a construction plan has to show before a permit is issued, and it goes into more detail than almost any similar document we have read.
That matters here more than it would elsewhere, because this is a young township by Michigan standards. Of roughly 3,472 units, 1,877 — about 54% — were built since 1990, and the township is still adding houses. Most of the housing you will look at went up under a plan review process much like the one described.
So the document works two ways. If you are building, it tells you what to draw. If you are buying, it tells you what should be there — and several of the items on it are things a home inspection can actually look at.
The Township also asks owners, in the same document, to check whether a parcel sits in the 100 year floodplain and whether regulated wetland is involved, since construction in either requires state involvement. That is a question worth settling on any parcel here before you plan an addition, a garage or a pole barn.
One small thing to note first: the Township’s own offices carry a Freeland mailing address. Freeland is a postal name rather than a government, so an address there does not by itself tell you whose ordinances apply.
Before you buy
What a good build looks like here
The permit requirements document asks a plan to show things most municipalities take for granted, and the drainage section is the standout.
A plan here must show the drain tile size, its location around the footings, the depth of the pea gravel and the membrane covering it, where the drain tile crosses under the footings, where the sump crock sits and where the sump pump discharge hose goes. That is a complete foundation drainage design, required on paper before anyone digs.
Elsewhere it asks for footing depth, width and reinforcement bar size; clear opening dimensions for every egress window, with basement window well size and configuration and the height of bedroom windows above the finished floor; smoke detector locations on every floor, hard wired with battery backup; crawl space and basement clearance dimensions; the location and size of foundation vents; the dimensions between any wood and the earth both outside the house and under it; and joist size, span, spacing and the grade stamp on the lumber.
It also asks for foundation tie down locations and types, a treated sill plate, sill seal, a double top plate, and stairway headroom, width, rise and run.
On an inspection, a good many of those are directly observable years later: where the sump discharges, whether the crawl space has clearance and ventilation, whether wood is in contact with soil, whether basement bedroom windows and wells meet egress dimensions, whether smoke alarms are present on every level, and whether stairs are consistent and safe. A buyer’s inspection reports on all of that as a matter of course.
Decks
One item in the Township’s requirements deserves singling out, because it explains a failure that catches out a lot of owners of houses built in the last twenty-five years.
The Township requires a deck plan to identify the chemical used to treat the lumber, the type of treated lumber, and the fastener type the manufacturer recommends. It notes that because the chemicals used to treat outdoor lumber have changed, many types of treated lumber cannot be fastened with hot dipped galvanized products, and that stainless steel fasteners may be required.
The practical version is this: the preservatives now used in pressure treated lumber are harder on metal than the ones they replaced. Put the wrong screws, nails, joist hangers or bolts into treated wood and they corrode from the inside of the connection outward, where nobody looks. The boards can appear perfectly sound while the connections holding them are quietly failing.
On a deck of any age we look at how it is attached to the house, what the ledger connection and flashing look like, how posts meet footings and beams, the condition of hangers and fasteners where they are visible, and whether guards and stairs are secure. On a township where most housing is post-1990, decks are one of the more common places to find something genuinely worth acting on.
The Township applies broadly similar plan requirements to accessory structures — detached garages, pole barns and sheds — asking for footings, framing, headers, rafters or trusses, elevations, tie downs, sill plate and seal, and stairway dimensions. Those buildings get inspected too, and on a rural parcel they often hold as much value as a finished basement would elsewhere.
Floodplain and wetlands
The Township’s permit requirements include a short but important instruction: any construction within the 100 year floodplain requires a state permit, and owners are told to be sure the parcel is not located in it. A separate item states that property owners are responsible for any disturbance of regulated wetland, and must contact the state, which regulates construction in wetland areas.
Those are questions about the land rather than the building, and they are worth answering early. A parcel that cannot easily take an addition, a detached garage or a pole barn is a different purchase from one that can, and finding out at the plan review stage is the expensive way to learn it.
A home inspection does not determine floodplain status, delineate wetland or read a survey. What it does is report what the site and the building actually show: the fall of the ground around the foundation, where downspouts and any sump discharge appear to go, standing water or soft ground where we can see it, and what the basement or crawl space shows about water that has been there before.
The Township is equally direct about a related point: checking the deed for restrictions and easements is the property owner’s responsibility, the plot plan must show all easements, and the owner is held responsible for inaccurate dimensions submitted on one. That is your title work and your survey rather than your inspection, and it is worth doing properly on a parcel with any acreage.
A new home also needs a driveway permit whether or not it is in a platted subdivision, from the county road commission on a county road or from the state on a state highway.
Water and sewer
The Township’s explanation of the water and sewer bill is unusually clear, and it contains one number worth writing down.
Billing is quarterly, with bills mailed in January, April, July and October. There is a fixed readiness to serve charge determined by the size of the meter — most homes here have a 5/8, 3/4 or 1 inch meter — and a usage charge per thousand gallons. Sewer is billed at a flat rate that does not vary with consumption, so filling a pool or running a sprinkler system affects the water side of the bill only.
The number is this: the Township suggests reckoning on about 5,000 gallons per person per quarter. That is a genuinely useful benchmark, because a bill well above what your household size implies, in a quarter with no pool or irrigation to explain it, is one of the earliest signs of a running toilet, a dripping supply fitting or a leak under a slab.
It also explains why the October bill tends to look alarming: it covers July, August and September.
On an inspection we run fixtures and report on functional flow and drainage, look for active leaks and evidence of past ones at accessible plumbing, and note the condition of visible supply piping. We do not perform a pressure test on a system or locate concealed leaks, and we say so plainly — but a homeowner armed with that benchmark can spot a developing problem from the bill alone.
One local detail worth knowing before you need it: the Department of Public Works instructs residents to call 911 for a water or sewer emergency outside office hours, and personnel are paged. That is not what most people expect, and it is exactly the sort of thing you want to have read beforehand rather than at two in the morning.
The buried line
With more than half the housing built since 1990, this is not a township where most drain lines are a century old. That changes the risk profile rather than removing it.
On a newer lateral the problems are early-life ones: settlement after backfill, damage during construction or landscaping, poorly bedded pipe that has developed a belly, and joints that were never quite right. Those do not announce themselves for a decade or two and then show up as a drain that runs slow for no obvious reason.
On the older end — 216 units here predate 1940 and another 587 date from the 1950s and 1960s — the familiar issues apply: roots, cracks and displaced joints under a mature lot. We will not name a material from a build year, because no authoritative source establishes what Tittabawassee Township laterals are generally made of.
A sewer camera inspection records what is actually inside the line either way, and is added to the same appointment rather than booked separately. On a property served by a septic system rather than the Township sewer, the same camera documents the building drain out to the tank, which is still the owner’s pipe — though the tank and drainfield themselves go to the county health department, and we neither evaluate septic systems nor test water.
Alongside it we offer radon testing, mold inspection and testing, and commercial building inspections to the CCPIA standard. You can read what our clients say, look through answers to common questions, or get in touch about a specific address in Tittabawassee Township.
Local information from Tittabawassee Township — residential building permit requirements and plan review items · Tittabawassee Township — understanding your water and sewer bill · Tittabawassee Township — Department of Public Works and emergency contact. Municipal requirements change — verify current details with the municipality.
Why choose us
Five reasons people here pick us as their Tittabawassee 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
A shout out to Noah for the inspection of our new house. He was very professional and thorough. He is also accessible after the fact — I have called him twice for clarification on our roofing issue and he has been so friendly and answered all of my questions.
Susan LawhonBridgeport, 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
A great deal. Footing depth, width and rebar size; a full foundation drainage design including drain tile size and location, pea gravel depth and membrane, footing crossovers, sump crock and discharge locations; egress window dimensions and well sizes; smoke detector locations hard wired with battery backup; crawl space clearances; foundation venting; wood to earth separation; and joist size, span, spacing and grade stamp.
Because the chemicals used to treat outdoor lumber have changed, and many treated lumbers cannot be fastened with hot dipped galvanized products — stainless steel may be required. The wrong fastener corrodes inside the connection where nobody looks, so a deck can appear sound while the hardware holding it is failing.
The Township tells owners to check, and states that any construction within the 100 year floodplain requires a state permit. Regulated wetland is treated the same way, with the property owner responsible for any disturbance and required to contact the state. Both are questions about the land, and both are worth answering before you plan an addition or an outbuilding.
No. Those are title, survey and regulatory questions. We report what the site and building actually show — grading, where downspouts and sump discharges appear to go, soft ground or standing water we can see, and what the basement or crawl space shows about past water. The Township notes separately that checking the deed for easements and restrictions is the owner’s responsibility.
Because the Township bills sewer at a flat rate rather than by usage. Water has two parts: a fixed readiness to serve charge set by your meter size, and a usage charge per thousand gallons. Filling a pool or running a sprinkler system therefore affects only the water portion of the bill.
The Township suggests reckoning on about 5,000 gallons per person per quarter. That is a useful benchmark: a bill well above what your household size implies, in a quarter with no pool or irrigation to explain it, is one of the earliest signs of a running toilet or a leak. The October bill covers July through September and normally runs high.
The Department of Public Works instructs residents to call 911 outside office hours, and says personnel will be paged. That is different from most communities, where an after-hours number is published, so it is worth knowing in advance.
Often yes. On a lateral laid since 1990 the risks are early-life ones — settlement after backfill, construction or landscaping damage, poorly bedded pipe that has developed a belly — and they typically surface a decade or two later as a drain that runs slow for no obvious reason. A camera inspection documents the actual condition and is added to the same visit.
More on cost, timing and what is included on the FAQ page.
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Your local Tittabawassee Township home inspector, seven days a week. Home inspection reports in 24 hours.
