NorthernLightsHomeInspections
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(906) 262-0185
The Standard Comprehensive Home Inspection
Buying a home is one of the biggest investments you'll make. A standard inspection is a thorough visual evaluation of the home's major systems — we examine readily accessible areas, flag significant concerns, and hand you a clear, plain-language report.
Roofing System
Covering, flashing, skylights, gutters, downspouts, leak signs.
Exterior & Site
Siding, trim, doors, decks, porches, walkways, grading, garages.
Foundation & Structure
Foundations, framing, crawlspaces, basements, beams, supports.
Heating System
Furnaces, boilers, heat pumps, thermostats, venting, distribution.
Cooling System
AC and heat-pump cooling, controls, distribution.
Plumbing System
Supply lines, drains, vents, fixtures, water heaters.
Electrical System
Service equipment, panels, wiring, switches, GFCI/AFCI.
Fireplaces & Fuel-Burning Appliances
Fireplaces, wood stoves, inserts, chimneys, venting.
Attic, Insulation & Ventilation
Attic spaces, insulation levels, ventilation, moisture signs.
Interior Components
Walls, ceilings, floors, stairs, railings, doors, windows.
A home inspection is not a code inspection, engineering evaluation, or warranty — it's a snapshot of the home's condition on inspection day.
Your Inspection, Explained
An inspection should be more than a checklist. We take time to explain our findings, answer your questions, and help you understand the home you're buying — first-time buyer or seasoned owner.
Your Best Home-Buying Defense
Smart buyers never skip the inspection. It doesn't just find issues — it gives you the power to negotiate repairs or a price drop, plan ahead for major upgrades, or walk away if the problems are too big. Spend a little now to save thousands later.
Services We Offer
Home Inspections
A comprehensive evaluation of the home's major systems and components, so you understand its condition before one of life's biggest investments. Detailed reports with photos, explanations, and practical recommendations.
- —Seven major systems, one visit
- —Photo-rich, prioritized report
- —Walkthrough call included
Indoor Air Quality Testing
Indoor air quality can significantly impact comfort and health. We identify airborne contaminants and environmental conditions that may affect the air inside your home or building.
- —100+ distinct particle types
- —PJLA ISO/IEC 17025 lab
- —Lab results within 30 hours
Structural Engineering Data Collection
When an engineer's evaluation or certification is needed, we collect detailed field data, measurements, photos, and documentation to assist engineers — saving time and reducing site visits.
- —Field data & measurements
- —Photos & documentation
- —Reduces engineer site visits
- —Small Commercial
- —Log Homes
- —Manufactured Housing
- —Aging-in-Place
- —Infrared Thermal Scans
- —Well
- —Septic
- —Radon
- —Mold
- —Water Quality
How It Works
Reach Out & Schedule
Contact us by phone, text, email, or online. Tell us about the property and we'll match the right services. No commitment, no payment required to schedule.
Confirm Your Inspection
We reserve your date and send all paperwork electronically. We'll walk you through what to expect before inspection day.
Inspection Day
A thorough evaluation of the property's major systems — roofing, structure, exterior, electrical, plumbing, HVAC, insulation, interior, plus any specialty services. Clients are welcome (and encouraged) to attend.
Immediate Findings
Before we leave, we review initial findings with you whenever possible — major defects, safety concerns, and big-ticket items — so there are no surprises waiting in the report.
Your Digital Report
Within 30 hours (typically next day), you receive a comprehensive digital report: detailed findings, high-res photos, plain-language explanations, maintenance recommendations, and safety concerns.
Help understanding findings and next steps.
Homeowner resources to protect your investment.
Findings organized by what matters now vs. later.
Questions weeks or months later? Just call.
Eastern U.P. and across the top of the Mitten.
From Rudyard to the islands and along the northern shore, we know the homes, the weather, and what to look for in every season.
Answers
before you ask.
The most common questions buyers and their agents ask us. For anything we didn’t cover, call or text — you’ll hear back same day, weekdays.
How long does a home inspection take?
Most take 2 to 4 hours, depending on size, age, condition, and complexity. Larger, older, and log homes, and properties with added services (well, septic, radon, thermal), may take longer. We don't rush — your investment deserves more than a quick walk-through.
Should I attend the inspection?
Absolutely. It's not required, but we encourage it whenever possible — a great chance to learn about the home, ask questions, and see findings firsthand. Think of it as an owner's manual tour, with fewer assembly instructions.
What if I can't attend?
No problem. We'll still perform the inspection and provide a detailed digital report with photographs, explanations, and recommendations, and we're happy to discuss the findings by phone afterward.
What does a home inspection include?
A standard inspection evaluates the home's major systems: roof; structure and foundation; exterior; plumbing; electrical; heating and cooling; attic, insulation, and ventilation; and interior components. Specialty services (well, septic, radon, mold, water testing, infrared) are available as needed.
Is a home inspection a pass or fail test?
No. Homes don't get grades or fail. Every home — even new construction — has defects and maintenance items. Our job is to give you information to make informed decisions, not to tell you whether to buy or walk away.
Do newly built homes need inspections?
Yes. New construction can still have defects, incomplete work, installation issues, or overlooked safety concerns. A home may be new to you, but that doesn't mean it's perfect.
What if the home inspection finds problems?
That's the point. Finding concerns before closing lets you make informed decisions, negotiate repairs, budget for improvements, or better understand the property. Very few homes are defect-free — the key is knowing which issues are minor and which deserve attention.
How soon will I receive my report?
Next day, always within 30 hours of the onsite inspection. Important information shouldn't sit in an inbox while real-estate deadlines keep moving.
Will you tell me about major issues before the report is finished?
Yes. Whenever possible we review significant findings with you at the end of the inspection so you immediately understand any major concerns, safety hazards, or costly repairs. No waiting until midnight to discover the roof has opinions about gravity.
What happens after I receive my report?
We're still here. First-time buyer or seasoned owner, we're happy to answer questions and help you understand the findings. Need a simplified repair list, help prioritizing, or maintenance guidance? Just ask.
I'm a first-time homebuyer. Is it normal to feel overwhelmed?
Completely. A report contains a lot of information because homes have a lot of components. We help separate routine maintenance from significant concerns and explain everything in plain language. By the end you'll know more about your future home than most people know about the one they live in.
Can you inspect log homes?
Absolutely. Northern Michigan has many beautiful log homes, and they need specialized knowledge. We evaluate concerns unique to log construction: moisture intrusion, settling, insect damage, deterioration, and maintenance needs.
Do you inspect manufactured homes?
Yes. We inspect manufactured housing — structure, support systems, utilities, and major components — recognizing the differences between manufactured and site-built construction.
What is thermal imaging and why would I want it?
Thermal imaging reveals temperature differences invisible to the naked eye, helping identify hidden moisture intrusion, missing insulation, air leaks, electrical hot spots, and HVAC performance concerns. One of the most valuable tools for uncovering issues beneath the surface.
Should I have the well and septic system inspected?
For properties with private well and septic, almost always yes. They're among the most expensive components to repair or replace, and understanding their condition before purchase helps avoid surprises after closing.
What is radon and should I be concerned?
Radon is a naturally occurring radioactive gas — invisible, odorless, tasteless. The only way to know if levels are elevated is testing. Because radon is common throughout Michigan, testing is strongly recommended during the home-buying process.
Do you offer water quality testing?
Yes. Water quality testing helps identify contaminants and provides valuable information about the safety and quality of a home's drinking water, particularly for homes on private wells.
Are home inspectors licensed in Michigan?
Michigan does not have a state licensing program for home inspectors — there's no state-issued license inspectors must obtain. That makes certification, training, experience, and continuing education especially important. We're professionally trained and certified through InterNACHI® — the world's largest association of residential and commercial property inspectors — which requires extensive training, ongoing education, a strict Code of Ethics, and adherence to Standards of Practice. Don't just ask if an inspector is licensed — ask how they're trained, what certifications they hold, and how they stay current.
Why choose Northern Lights Inspection Services?
Because you deserve more than a checklist. We combine detailed inspections, advanced technology, clear communication, local expertise, and ongoing support to help you make confident decisions. Our mission is simple: honest information, professional service, and the peace of mind of truly understanding the property you're investing in.
Trained,
and Certified.
InterNACHI Certified Professional Inspector with foundation, structural, and specialty coursework completed across the major systems of the home.
Certifications acquired through home inspector training from InterNACHI®.