Certified Home Inspector Serving Oakland County, Michigan
Oakland County is one of Michigan's most active and competitive real estate markets — and with good reason. Strong schools, excellent infrastructure, a diverse economy, and communities that range from vibrant urban neighborhoods to tranquil lakefront retreats make it one of the most desirable places to live in the Midwest. With median home values well above the state average and homes in sought-after communities moving fast, buyers here often feel pressure to rush through — or skip — the inspection process.
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That's exactly the wrong move.
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Erik Hodge of HHI Hodge Home Inspections is based in Oxford, in the heart of Oakland County. He's inspected homes across every corner of the county — from the entry-level ranches of Pontiac and Waterford to the luxury estates of Bloomfield Hills and the lakefront properties of Clarkston and Lake Orion. He brings dual certifications from InterNACHI and ICA, hands-on trade experience in electrical, plumbing, and framing, and a communication style built for buyers who need to understand their home — not just receive a report.
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Why Oakland County Buyers Need a Thorough Home Inspection
Oakland County's housing stock spans more than a century of construction. Post-war ranches and split-levels, mid-century brick colonials, 1980s and 90s subdivisions, early 2000s new builds, and today's luxury custom homes all exist within a few miles of each other. Each era of construction brings its own common issues — and Michigan's climate puts all of them under unique stress.
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Freeze-thaw cycles that repeat dozens of times each winter accelerate foundation movement, roofline wear, and gutter failure. Ice dam formation — caused by heat escaping through poorly insulated attics — is among the most common and costly findings in Oakland County home inspections. Basement water intrusion, driven by clay-heavy soils and seasonal pressure, is another persistent issue across the county. And the region's significant inventory of 40- to 60-year-old homes means aging electrical systems, outdated plumbing, and HVAC systems at or past end of life are routine findings.
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A thorough inspection by a locally experienced, certified professional protects your investment and your family — and gives you the knowledge to negotiate with confidence.
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Services Available Throughout Oakland County
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Residential Home Inspection — starting at $395
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Radon Testing — $185 with home inspection (Oakland County has areas of elevated radon risk; testing is strongly recommended)
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Water Quality Testing — $145–$195
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Mold Testing — surface testing from $50
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Wood Destroying Organisms (WDO) Inspection
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Air Quality Testing — starting at $275
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Pre-Listing Inspection — $300
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Cities we serve and common issues we find:
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Also serving: Addison Township · Berkley · Birmingham · Bloomfield Hills · Bloomfield Township · Brandon Township · Commerce Township · Clawson · Farmington · Farmington Hills · Ferndale · Hazel Park · Highland Township · Independence Township · Keego Harbor · Lathrup Village · Lyon Township · Madison Heights · Milford · Novi · Oak Park · Oakland Township · Orion Township · Oxford Township · Springfield Township · Troy · Walled Lake · West Bloomfield · White Lake · Wixom
Home Inspections in Troy, Michigan
Troy is Oakland County's most populous city and one of Metro Detroit's premier business and residential addresses. With a population approaching 90,000, top-rated schools, and a real estate market that draws buyers from across the region, Troy homes carry significant value — and significant inspection stakes.
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Troy's housing stock is predominantly mid-to-late 20th century — 1960s through 1990s colonials, bi-levels, and ranches on established lots, plus newer luxury developments near the northern reaches of the city. Common inspection findings include aging electrical panels (including Federal Pacific Stab-Lok and Zinsco models with documented safety concerns), HVAC systems approaching end of life, and roof systems that may be on their second or third shingle layer. Troy also has a notable concentration of homes with in-ground pools and finished basements, both of which add complexity to the inspection process.
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In Troy's competitive market, homes move quickly. Schedule your inspection early in the contingency period to allow time for any needed follow-up.
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Home Inspections in Rochester Hills, Michigan
Rochester Hills is one of Oakland County's most desirable communities — strong schools, well-maintained neighborhoods, and a real estate market that consistently attracts buyers willing to compete. Home to Oakland University and a diverse mix of residential communities from established neighborhoods to newer subdivisions, Rochester Hills covers a broad range of housing types and price points.
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Homes here span from 1970s and 80s construction in established areas off Tienken and Livernois to newer developments near the Auburn Hills border. Common findings include aging HVAC systems in older homes, grading and drainage concerns particularly in lower-lying neighborhoods near Clinton River tributaries, and attic insulation and ventilation deficiencies that leave homes vulnerable to ice dam formation in winter.
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Radon testing is specifically recommended in Rochester Hills — the Rochester Hills area sits in a zone with documented elevated radon potential, and testing is the only way to know whether a specific home presents a risk.
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Home Inspections in Rochester, Michigan
The City of Rochester — distinct from Rochester Hills — is a walkable, charming community centered on its vibrant downtown along Main Street. Rochester attracts buyers drawn to its small-town feel, award-winning schools, and access to Paint Creek Trail and Stony Creek Metropark. Its housing stock skews older than much of Oakland County, with a significant number of homes dating to the mid-20th century or earlier in and near the historic downtown core.
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Older Rochester homes frequently present original or early-replacement electrical panels, cast iron and galvanized plumbing, and aging rooflines.
The charm that makes these homes attractive — solid construction, mature landscaping, established neighborhoods — often comes with maintenance items that a thorough inspection will surface clearly. Erik walks buyers through what's cosmetic, what's routine, and what genuinely needs attention before closing.
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Home Inspections in Royal Oak, Michigan
Royal Oak is one of Metro Detroit's most vibrant communities — a dense, walkable city with an active downtown, diverse housing stock, and a real estate market that draws buyers from across the region. Its proximity to Detroit and desirability among younger buyers means homes here move quickly and competitively.
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Royal Oak's housing stock is largely mid-century, with a significant concentration of 1940s through 1960s construction. Buyers in this market should expect inspections that carefully evaluate knob-and-tube and early aluminum wiring (common in homes of this era), original or aging plumbing systems, and roof conditions in neighborhoods of older craftsman and colonial homes.
Lot sizes in Royal Oak tend to be modest, which means drainage grading is a frequent consideration — water that doesn't have room to move away from the foundation will find a way in.
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Home Inspections in Southfield, Michigan
Southfield sits at the southern edge of Oakland County and serves as a major employment hub for the region. Its housing market offers genuine value — larger homes at lower prices than many surrounding communities — which makes it increasingly attractive to buyers who want more for their money.
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The city's housing stock is predominantly 1960s through 1980s construction: brick ranches, colonials, and split-levels that were well-built but are now 40 to 60 years old. At that age, HVAC systems, rooflines, and electrical panels deserve careful evaluation.
Southfield also has a significant inventory of condominium and townhome developments from this era, which present their own specific inspection considerations including shared system components and HOA-adjacent maintenance responsibilities.
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Home Inspections in Waterford, Michigan
Waterford Township is one of Oakland County's most populous communities — and one of its most diverse in terms of housing type. The township spans from modest post-war homes near its southern border to lake communities along the shores of its many inland lakes, including Cass Lake, Elizabeth Lake, and Maceday Lake, to newer suburban developments in its northern reaches.
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The lakefront and lake-adjacent properties in Waterford deserve particular inspection attention. Moisture management systems — sump pumps, French drains, foundation waterproofing — work harder in lake communities, and seasonal freeze-thaw pressure on waterfront foundations is significant.
Water quality testing is also worth considering for properties drawing from private wells in lake areas.
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Waterford's large inventory of older homes (many from the 1950s through 1970s) means electrical systems, plumbing, and HVAC are frequent inspection focal points across the township.
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Home Inspections in Pontiac, Michigan
Pontiac is Oakland County's county seat and one of the region's most historically significant cities. Its real estate market offers some of the lowest price points in Oakland County, drawing first-time buyers and investors to a community that is actively rebuilding with strong institutional investment.
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Pontiac's housing stock is older than most of Oakland County — significant portions of the city were developed in the early to mid-20th century, and buyers will encounter homes with original or early electrical systems, cast iron and galvanized plumbing, and foundation conditions that reflect decades of Michigan weather.
Investor-renovated properties are common in Pontiac's market, and cosmetic improvements don't always extend to underlying systems. A thorough inspection is essential for any recently updated home.
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Home Inspections in Auburn Hills, Michigan
Auburn Hills has evolved from an industrial suburb into a diverse community anchored by corporate headquarters, Oakland University, and a growing residential market. Its housing is more varied than many Oakland County communities — from established neighborhoods near the university to newer developments that have grown up alongside the city's economic expansion.
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Newer construction in Auburn Hills, particularly developments built in the 2000s and 2010s, can present issues common to rapid suburban development: grading and drainage concerns, punch-list items from original construction, and HVAC systems that are efficient but approaching their first major maintenance cycle.
Older areas near the Pontiac border have the mid-century housing characteristics common throughout southern Oakland County.
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Home Inspections in Oxford, Michigan
Oxford is Erik Hodge's home community — and he knows it well. The Oxford area spans the Village of Oxford, Oxford Township, and the broader community around Lake Orion to the west and Metamora to the east. It's a community that balances small-town character with proximity to both Oakland and Lapeer county amenities, attracting buyers who want space, nature, and community without sacrificing access.
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Oxford's housing stock is diverse: historic homes in the village core, established neighborhoods in the surrounding township, newer developments built as the community grew, and properties that blend residential and rural character.
The area's numerous lakes — including Stony Lake, Lakeville Lake, and Paint Creek headwaters — mean lakefront and lake-adjacent considerations are common. Septic systems appear more frequently in Oxford Township than in the more urbanized communities to the south.
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Home Inspections in Clarkston, Michigan
Clarkston — encompassing the Village of Clarkston, Independence Township, and Springfield Township — is one of northern Oakland County's most desirable destinations. Its combination of natural beauty, excellent schools, and a charming historic downtown makes it consistently attractive to buyers seeking a higher quality of life with reasonable access to Metro Detroit.
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The Clarkston area's diverse housing stock creates a wide range of inspection scenarios. The Village itself has historic homes requiring careful attention to aging systems. Independence and Springfield Township properties span from established neighborhoods to substantial lakefront estates on Deer Lake, Lake Orion, and Maceday Lake.
Waterfront properties require specific evaluation of moisture systems, foundation conditions, and seasonal vulnerability. Rural and semi-rural properties in Springfield Township frequently feature well and septic systems that require specific expertise.
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The area's newer estate-level construction in the $500K+ range also deserves careful inspection — custom homes can have custom problems, and a higher price tag does not guarantee higher quality construction.
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Home Inspections in Lake Orion, Michigan
Lake Orion is built around the water — and that shapes everything about home inspection here. Whether you're purchasing a year-round lakefront home, a converted summer cottage, or a residential property in the surrounding neighborhoods of Orion Township, the inspection considerations are distinct from most other Oakland County markets.
Waterfront homes on Lake Orion, Voorheis Lake, and the surrounding water bodies require careful evaluation of basement and crawl space moisture management, sump pump systems, and foundation waterproofing under the pressure of seasonal water table fluctuation.
Many Lake Orion properties were originally built as seasonal cottages and converted to year-round use — these conversions vary widely in quality and often leave insulation, mechanical, and structural gaps that only a thorough inspection will surface.
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Lake Orion's non-lakefront residential neighborhoods are predominantly mid-century construction with the common inspection themes of that era. Water quality testing is available and recommended for any Lake Orion property, particularly those on or adjacent to the lake.
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Ready to get started? Erik offers flexible scheduling, upfront pricing with no hidden fees, and detailed digital reports delivered within 24 hours.