HIRE the BEST of the BEST 30 Years Experience Call 586-292-6143 beaconlighthomeinspections.com
HIRE the BEST of the BEST       30 Years ExperienceCall 586-292-6143 beaconlighthomeinspections.com 

Home Inspection Price List

For a free firm quote either complete the Contact Us Form or call directly at 586-292-6143. If I am in a meeting or working in an attic or crawl space I may not have my phone near me. Please be patient a few minutes for a response.


New Discounts offered:

10% Active Military


Payment is due during review of B.A.R. after inspection is complete. (Cash or personal checks only).

Our home inspections take at least 1 1/2 hours. Sometimes we spend 2 1/2 to 3 1/2 hours if we find many things wrong. Our original quoted price remains.


Our pricing starts at $220 for a newer 1150 sq. foot home with one bath. The average home inspection is approximately 2,300 sq. feet, built in 1980 with 2.0 full baths & attached 2 car garage we charge approx. $290.


The things that add to the inspection cost are a second kitchen in the basement, a second furnace with 2'nd A/C system, a large three car garage with work shop; electric baseboard heat in homes over 3100 sq. ft.; crawl spaces in older homes over 1700 sq. feet; pole barns; boat hoists; seawalls; septic systems and wells; Radon and Mold testing.  We do give you a firm price over the phone. Please call and we can go over all the details with you.

Beacon Light has not had a legitimate complaint or unhappy client in over 15 years.

Remember - Good inspectors aren't cheap. Cheap inspectors aren't good.


  • Want to SAVE some money? You can opt for one of my shortened Home Inspection versions:
  • Excluding all inside doors and windows (a $20 to $40 deduction from the pricing, depending on the size of home.
  • Photos may also be excluded.
  • A FULL inspection covers everything InterNACHI recommends plus more.
  • A PARTIAL inspection covers Furnace; AC; Electrical Panel; Hot water Tank; Sump Pump; Bathroom piping & electrical; Kitchen Sink plumbing & electrical.

Nothing else. (No garage, no doors, no roof, no windows, no house wiring, no attic, no crawl, no insulation, no steps, no stairs, no structural, no pictures, no liability issues, no trip hazzards, no maintenance advice, Period.) This is all what some inspectors provide as their basic inspection.


Prices Listed for:

  • Macomb County
  • St. Clair County, (except Ira Twp)

If I have time; I may consider inspections for:

  • Genesee County
  • Sanilac County
  • Tuscola County

I spent the past 16 years servicing 12 Counties. I will now only be focussing on two Counties for the most part. Because I am employed by Ira Township, I can no longer provide home inspection there.

Frequently Asked Questions (FAQs)

Why do you need a home inspection?

Buying a home is most likely the largest investment anyone will ever make. A home inspection lets you know the condition of the property BEFORE you close on it. You should have a clear understanding about the property and feel confident about the purchase of YOUR new home. Beacon Light documents all major problems and checks for future problems to give you the peace of mind you need.  We also (sometimes) bring up safety items and point out a few possible liability issues.


When does the buyer schedule a home inspection?

After you have made an offer to purchase and before closing is the best time. Have your Attorney or Real Estate Agent include an "Inspection Clause" in the contract! This makes your purchase contingent upon the findings of a professional home inspection.

Michigan Registered Code official & inspector

  • MI State Building Inspector and Building Plan Reviewer. (Working Part-Time for Ira Township)
  • Business registered in Chesterfield Township, MI
  • Current Michigan Licensed Builder for over 35 years;
  • Happy Sunrise Companies, Inc.
  • Certified Pro Home Inspector by InterNACHI
  • Bonded Macomb County Notary Public
  • A Michigan Corporation (Division of Happy Sunrise Companies, Inc.)
  • 5 year past member of the Anchor Bay Chamber of Commerce.
  • BBB rating of A+
  • Our Chief Inspector was the chairperson on Chesterfield Township's "Building Authority", and He was also on the Roseville City Planning Commission for three years.


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