Detroit home inspection value

Certified Metro Detroit Home Inspection
Evergreen Home Inspections

888-320-6510 (toll-free) 313-320-6514 (cell)

Services and Fees

SE Michigan's Best Home Inspection and Commercial Property Inspection Value
Certified home inspection services for the Detroit, Ann Arbor, Pontiac, Monroe, Brighton, and Mt. Clemens areas

Evergreen Home Inspections

313-320-6514 (cell) 888-320-6510 (toll-free)

Home and Commercial Property Inspection
Services and Fees

PLEASE NOTE: Due to the relative ease with which reports can be prepared for properties that are obviously exceptionally well maintained, I may be willing to offer additional discounts for such exceptionally well maintained properties. Advertised specials, if any, still apply.

In addition, due to the considerable amount of additional time required to produce reports for properties that have many defects, I reserve the right to charge a higher rate (sometimes as much as 50%, or in extreme cases, 100% more than scheduled rates) for inspections with full reports for properties that require extensive renovation. This would be determined upon arrival at the property. Some reports for such properties have taken over 20 hours to prepare. I have to make a living. Also, this does not apply to typical foreclosed properties that are generally habitable, but "need a bit of TLC," and may not apply at all if business is slow, as tends to be the case most often in winter and around holidays.

Also note that reporting is more generalized for common defects in properties that are in a serious state of disrepair (e.g., "about half of the windows were broken"; rather than: "the left sash of the S window in the NW bedroom and the N window in the kitchen, ... {going on to list each broken window sash} ... were broken.").

I'll be happy to itemize every defect found in such a "run-down" property upon request, but reserve the right to charge up to an additional 50% for a complete itemization of such defects in the Full Report in such instances, again to be determined upon arrival at the property.

Also note that the sample reports (except the full report sample for broadband) have reduced resolution for faster page loading for people who have dial-up internet connections, so some of the photos and text have a “grainy,” pixilated appearance. Photos in actual reports are much sharper. The Adobe Acrobat reader, version 4.05 or later, is required to view sample reports.

Full Inspection. The full inspection involves a thorough inspection of all major features and systems (see Inspection Scope for more details), with various reporting options to suit your requirements and budget, described below:

Full report. A thorough, comprehensive, computer printed report (sample reports shown here: “Full home inspection report (broadband)” "Full home inspection report (dial-up)"), including photos of significant photographable findings for which a photo or photos can be particularly helpful. The full report can be produced on site, but typically potential “deal-breakers” (such as structural problems or a dangerous level of carbon monoxide from the furnace) are reported on-site (sample report shown here: “Home inspection major items”), and the remainder of the report is usually completed within a few days, in order to save time for clients, agents, and/or sellers.

Budget Inspection. Same inspection as the full inspection, with no report prepared unless major defects are found that affect an inspection contingency in the buyer's offer, in which case a brief report of said major defects is prepared (example shown here: “Home inspection major items”). You can take your own notes, tape record, or videotape the inspection for your records (as is the case with all inspections I do). Good for a buyer who does not expect to find any major problems and wants the peace of mind of a professional inspection, a handy buyer who wants a “second opinion,” or a seller who wants to know what should be done to prepare a house for sale.

Home Warranty / New Home Inspection. An inspection that is done prior to the expiration of a home warranty or prior to purchase of a new home to determine if any defects are present that may be covered by the home warranty or need to be corrected prior to purchase of the newly-constructed home. This inspection typically includes cosmetic construction defects that would not be mentioned in a typical pre-purchase inspection of a "used" home that would be expected to be cosmetically imperfect. Items pertinent to the warranty are reported, with photos of photographable items. Report is typically produced on site, upon completion of the inspection. There is typically no checklist of good items, as most of the house is expected to be in good condition. A sample report is shown here: "Home Warranty Inspection."

Item Inspection. An inspection of a particular feature or features of the building, such as the electrical system, plumbing, or foundation, with a brief report that may include photos produced at the end of the inspection. Priced by quote, depending upon the complexity of the situation, analysis required, and location of the property (to compensate for driving time).

Mold Testing. For mold testing, the base price is by quote, typically $60.00 (waived if included with a full, "paperless," or home warranty inspection), plus additional charges for lab tests ordered by the client, which can vary from $90.00 to several hundred dollars, depending upon the type and number of tests requested, and the turnaround time requested.

Radon Testing. For radon testing, the price is $95.00 for a radon test, when ordered with a full or "budget" inspection, which is just above cost, including collectors, overnight mail, and lab fees. Otherwise, the radon test costs $120.00 to $150.00, depending upon the property location (involves 2 trips to the property).

Other Inspection and Reporting Options. I can also do quick, "run-through" inspections at a lower cost for investors or people who want a house inspected before placing an offer or bid (especially out-of-town investors) that may include photos, repair cost estimates, etc. I also do inspections of intermediate stages of construction of a new home to make sure the house is being built in the best way for you, before it is too late to make changes without incurring a great expense. Prices depend upon the services required. Any possibility can be arranged. Call for a quote.

Please note: "Townhouse Condo" and "Apartment-Style Condo" inspections at the prices stated below do not include a thorough inspection of features that are typically association-maintained for such units (i.e., exterior of townhouse condos; exterior, hallways, common mechanical systems, etc. for apartment-style condos), which is why they are priced lower than regular home inspections. Intermediate pricing may apply to properties with intermediate characteristics.

Only general observations and notations of obvious serious problems of association-maintained features are included in condo reports. If one desires a thorough report of all such features, the inspection may be priced as a regular home inspection at inspector's discretion. Please call if you have any questions.

Fee Schedule	Inspection & Report Type & Typical Fees (see notes above)
Property Characteristics (below)	Full Report	Budget Inspection
Single-family house or house-style condo (to 1500 sq ft)	$249.00	$139.00
Single-family house or house-style condo (1501 to 2500 sq ft)	$289.00	$149.00
Single-family house or house-style condo (2501 to 3500 sq ft)	$329.00	$159.00
Single-family house or house-style condo (3501 to 5000 sq ft)	$369.00	$169.00
Townhouse condo (house-like but attached on sides, exterior association maintained, own HVAC, to 1500 sq ft)	$229.00	$129.00
Apartment-style condo (common assoc. maintained heat, 1 level with units above and/or below, to 1200 sq ft)	$169.00	$109.00
Home warranty and New home (to 3000 sq ft)	$239.00	$139.00 (no report provided)
Home warranty and New home (3001 to 5000 sq ft - larger by quote)	$279.00	$159.00 (no report provided)
Multi-family properties -- typical charge per unit in addition to single-family rates above	$60.00	$30.00
Buildings over 5000 sq. ft.	By quote
Commercial properties	By quote, typically priced similarly to multi-family properties
Pre-offer "run through"	By quote, typically $50 to $90, depending upon requirements (pics, verbal reporting, etc.). Discounts possible for multiple properties located near each other or along one route
Repair cost estimate spreadsheet	Typically $30 to $50, depending upon size, condition, etc.
Repair progress inspections	Typically $50 to $90, depending upon reporting requirements, location, etc.
Item inspection	By quote, typically $60.00 to $100.00 for one or two items

Frank Bartlo
Evergreen Home Inspections
Call (313) 320-6514 (cell phone)
or (888) 320-6510 (toll-free)
9am-10pm Eastern Time
Fax: 313-336-0026
Email: b387@sbcglobal.net