How Much Does A Home Inspection Cost
Imagine making one of the biggest purchases of your life, only to discover hidden problems that could drain your wallet and peace of mind. A quality home inspection is your safety net, revealing the unseen and ensuring a safe investment. Skipping it—or going with a bargain option—could leave you with unexpected headaches and hefty bills down the line. That’s why 77% of homebuyers hire a home inspector, according to the American Society of Home Inspectors (ASHI).
These professionals help detect issues in a property that could lead to expensive repairs or safety hazards. This makes an exhaustive home inspection a wise decision to safeguard an asset as substantial as a home.
Ready to hire a home inspector but want to learn how to make every penny count? In this article, we’ll guide you through everything you need to know about home inspection costs, including what factors influence them, typical price ranges for services across the United States, and tips for ensuring you get the best value when hiring a home inspector. Towards the end, you should feel confident navigating this essential step in home-buying.
Let’s dive in to discover what to expect when it comes to home inspection costs and how to ensure this step sets you up for success!
Contents
How Much Does A Home Inspection Cost
Key Components of Most Home Inspections
National Average Cost of a Home Inspection
Factors That Affect the Cost of a Home Inspection
The Need For Specialized Inspections
Inspector Experience and Certification
What’s Included in the Base Cost of a Home Inspection?
What’s Not Included in The Base Cost of a Home Inspection?
Budgeting Tips for a Home Inspection
Tip 1: Compare Quotes to Get The Best Deal
Tip 2: Check for Savings Opportunities
Tip 3: Consider Bundling Services
Finding a Qualified Home Inspector
Frequently Asked Questions About Home Inspection Costs
Are home inspections required by law?
Are home inspections regulated?
Who typically pays for the home inspection?
What happens if the inspection reveals major issues?
Is it worth hiring the cheapest inspector?
Is it a good idea to waive inspection?
What is the biggest red flag in a home inspection?
What’s an inspection contingency?
Conclusion: How Much Does A Home Inspection Cost
What Is a Home Inspection?
Think of a home inspection as a behind-the-scenes look at the house you’re about to acquire or sell. It’s a detailed evaluation conducted by a trained, licensed professional who can spot potential red flags—all of those things you might not notice during a walk-through.
At its core, a home inspection gives you the clarity you need to make informed decisions, whether you’re buying, selling, or financing a property. See the difference in the graphic below:
| Type of Inspection | What’s About |
| Buyers’ Inspection | It thoroughly assesses the property’s condition, helping buyers uncover potential problems before signing the purchase contract. It is a roadmap to making an informed purchase, a leverage for negotiation. |
| Sellers’ Inspection | Also known as pre-listing inspection, it gives homeowners can spot and address issues before putting their property on the market. By fixing problems upfront, sellers can attract more confident buyers and potentially sell faster and at a better price. |
| Lenders’ Inspection | This inspection ensures the mortgage lender the property is a sound investment. The lender’s inspection may not be as in-depth as a buyer’s one since it focuses on major safety or structural issues that impact the dwelling’s value or livability. |
Despite the inspection type you’re seeking, they all follow the same pattern: A licensed inspector walks through the home, evaluates its major systems, and provides an inspection report outlining any problems, safety concerns, or areas needing maintenance, giving a better grasp of the home’s condition.
Key Components of Most Home Inspections
In case you wonder which major systems inspectors will spend most of their time checking out in a home, keep reading below:
- Roof: The inspector will climb up on the roof or use a ladder to conduct the visual inspection, which is weather permitting (when there’s bad weather, they use binoculars and other tools). They may verify the overall condition (if it’s solid or leaks are waiting to happen) and if the roof has at least three years of useful life from the inspection time.
- Foundation: Cracks, settling, or water damage could mean trouble when checking the foundation of a house. Inspectors will pay attention to the crawl space (if there’s one) and look for mold, warping, and pests in wooden structures. Also, if the foundation was recently repaired, the inspector will review the work’s quality.
- Electrical Systems: Electrical systems are thoroughly revised in every home inspection to ensure electrical wiring is safe and up to code. Inspectors will look at amperage rating and damaged wires, the functionality of receptacles and switches, and ground-fault circuit interrupter (GFCI) outlets.
- Plumbing: The inspector will examine the overall condition of bathroom and kitchen plumbing and pipes for leaks. They will also check corrosion and cracks and assess any signs of DIY work and past fixes.
- Heating and Cooling Systems: No matter where you live, you’ll be using these systems a lot, so the first thing an inspector would probably do is turn on the home’s AC and heater to see if it’s working properly. They will review everything to see if it’s okay and check the thermostat.
Aside from these, other components are reviewed during a home inspection, and additional specialized inspections may be performed upon need or request.
National Average Cost of a Home Inspection
The cost of home inspections nationwide fluctuates greatly depending on details specific to the property, but the U.S. Department of Housing and Urban Development (UHD), sets the average cost of a home inspection ranging between $300 and $500.
On the low end, home inspections typically start at around $187, while on the high end, they can climb up to $510. The national average, though, sits at $343, according to data from Angi. However, UHD notes that inspection fees aren’t standardized or regulated, meaning price doesn’t always indicate quality.
Factors That Affect the Cost of a Home Inspection
The variation in home inspection costs is dramatically influenced by several factors, including but not limited to location, property size, type, condition, and age, the need for additional, specialized evaluations, and even the qualifications of the professional conducting the inspection. Read on to gain deeper insights into these factors:
Property Size and Type
Size is probably the main factor when budgeting for a home inspection. As a general rule of thumb, the inspection of a larger home typically comes with a higher price tag.
Data from Angi shows that a house with square footage over 2,000 (but under 3,000 sq. ft.) will require an investment of around $400, while one 1,000 sq. ft. or under may be inspected for around $200. Some inspectors may manage a flat rate for houses up to a defined size with additional charges applied for larger square footage.
The type of property also affects the size of the inspection bill you may get. A residential inspection differs from a commercial one, for example. In the residential realm, by general rule, a detached single-family home will most likely be inspected for a higher price than a townhouse (duplex), mobile home, pre-fabricated home or condominium. However, buyers, sellers, and lenders should take into account the specialized qualifications an inspector may require to handle a specific type of property.
Age and Condition
The fact that older homes and even fixer-uppers might cost more to inspect is no surprise. These types of buildings often require more time and expertise from an inspector since older electric and plumbing systems frequently mean more complex work, leading to incremental costs for a home inspection. In the United States, homes are considered “older” if they are at least 50 years old.
Are you purchasing or selling a new-construction home and think you’re inspection-free? Don’t count your chickens before they hatch. New construction inspections are necessary and highly recommendable since even builders with a high reputation can make mistakes. The value of an inspection on a newly built home starts at around $400 for a 2,000-square-foot residence, based on data from Angi.
Location
Where your home is located can also greatly impact inspection costs. Homes in metro areas or high-demand markets, like New York or San Francisco, often come with higher fees because services tend to cost more in those areas. Even local competition among inspectors can play a role—fewer inspectors in a region can mean higher prices for their expertise.
Below, you’ll find examples of inspection costs across different cities in the U.S.:
| City | Inspection Cost Range |
| Miami, FL | $226 – $397 |
| Seattle, WA | $332 – $418 |
| New York, NY | $355 – $514 |
| Los Angeles, CA | $275 – $393 |
| New Orleans, LA | $266 – $362 |
| Des Moines, IA | $253 – $356 |
Source: Angi
In addition, if the property is in a remote area or far from where the inspector is based, you will probably have to pay more to cover their travel time and other expenses.
The Need For Specialized Inspections
Determining how much a home inspection costs requires considering whether specialized inspections might be necessary. A standard home inspection covers the basics previously mentioned (plus a few more components), but certain properties need a deeper examination to address unique risks or features.
Specialized inspections aren’t mandatory, but you should invest in them to save yourself from complications later. So, program yourself to be as rigorous as you can be. Keep reading for a list of some of the most common specialized inspections and how much they will add to the inspection invoice:
| Specialized Inspection | When You Need It | National Average Costs |
| Radon | If the property is in an area with potential for elevated indoor radon levels and if it has lower levels, like basements or crawl spaces. | $419 |
| Lead-Based Paint | If the house was built before 1978. | $338 |
| Mold | If the inspector sees mold stains or water damage or perceives damp odors. | $671 |
| Pest | If you are buying a home with a certain type of home loan, like a VA or FHA loan. They require termite inspections. | $450 |
| Asbestos | If the home was built before 1980. | $483 |
| Landscaping / Soil | If the property is located on a hillside, there may be risks such as erosion, mudslides, gullies, and other weather-driven issues. | $2,176 |
| Underground oil tank | If the home was constructed between 1945 and 1975, or if fill or vent pipes are noted in the yard indicating the property once relied on fuel oil for heating. | Soil testing: $1,399Clean Up: $8,000 – $100,000. |
| Pool & Spa | If the house has a pool. | $140 |
| Chimney | If the house has a chimney. | $360-$400 |
| Sewer or Septic System | If indications of issues appear, such as drains backflow or underperforming toilettes. | $260 – $420 |
Sources: Angi, Thumbtack, and ATS Environmental
Inspector Experience and Certification
Another important factor impacting inspection prices is the credentials of your chosen home inspector. Experienced, licensed professionals with credentials from reputable organizations like the American Society of Home Inspectors (ASHI) or the International Association of Certified Home Inspectors (InterNACHI) often command higher fees. They are, of course, more desirable.
These accreditations require demanding training and adherence to specific quality standards or practices, which guarantees a superior level of expertise and quality of results. Therefore, hiring one of these experts may involve higher upfront costs, but ultimately, it will be worth it!
What’s Included in the Base Cost of a Home Inspection?
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The base cost of a home inspection includes the revision of a home’s main structural and mechanical systems as well as other features. They will target issues that could affect the property’s functionality, safety, condition and longevity, code compliance (to some extent), and insights for future maintenance. Normally, a home inspection includes the following:
- Roof
- Plumbing
- Electric systems
- Foundation and overall structure
- The property’s grounds
- Attic
- Basement and crawl spaces
- Walls and ceilings
- Kitchens and bathrooms
- Floors
- Doors and windows
- Basic condition of major appliances
- HVAC system
What’s Not Included in The Base Cost of a Home Inspection?
Typical exclusions in a standard home inspection include:
- Cosmetic issues
- Alarm and surveillance systems
- Swimming pools & spas
- Municipal code compliance
- Wells
- Detached structures (sheds, garages, pool houses, barns, guesthouses, greenhouses, and more).
- Specialize inspections: radon, lead paint, sewer, landscaping, chimney, etc.
Budgeting Tips for a Home Inspection
Whether you’re planning a standard home inspection or a pre-listing check, don’t just zero in on the base fee in your area. Think about everything we’ve covered—those extra costs and surprises that could arise.
Sure, there are many home inspection cost calculators out there, and they’re helpful as a starting point. But remember, they’re just estimates and might not match the final quote from a licensed home inspector in your area. To help you save while still getting top-notch service, we’ve put together some worth considering tips:
Tip 1: Compare Quotes to Get The Best Deal
Like any other service, getting quotes from several companies or home inspectors before hiring is smart. This will give you a perspective of your area’s rate and services in that sector. Make sure you go with professionals accredited by their state governing bodies.
Tip 2: Check for Savings Opportunities
When shopping around for home inspections, be sure to ask for any savings opportunities, promotions, and discounts. Some companies may offer special packages for first-time homebuyers, military personnel, or returning customers.
Tip 3: Consider Bundling Services
To save even more, ask the home inspector or company if they have any package deals you can take advantage of. The bundling services will allow you to combine, for example, a home inspection with a pest or radon inspection, which can reduce your overall costs.
Tip 4: Plan Ahead
Including home inspection costs in your general homebuying budget is one of the smartest moves you can make. Remember, a thorough inspection doesn’t just uncover hidden issues; it gives you negotiating power to ask for a price reduction and potentially saves you thousands in costly repairs.
Finding a Qualified Home Inspector
Look For Certified Inspectors
The quality of the home inspection is directly proportional to the inspector’s qualifications and experience level. That being said, always seek home inspectors who are:
- An ASHI Certified Inspector (ACI) or
- An InterNACHI Certified Professional Inspector (CPI).
Your real estate agent will probably recommend a qualified home inspector for the job, probably one they have worked with in the past with good results. If you’re unsure of their recommendation, find the right person for yourself or at least get involved in the search. Aside from the certifications, desirable qualities of a home inspector include:
- Being a local inspector with knowledge of the area.
- Having experience in the field.
- Having good reviews or recommendations.
Ask All The Questions
Once you have a few prospects, make sure to have a meeting with your chosen inspectors and ask them all the questions to measure their expertise and fit for your needs. Some question examples include:
- What are your qualifications and experience for the job?
- What does your inspection cover?
- Can I attend the inspection?
- When will I receive the inspection report?
- Do you offer any additional services?
- Are your fees negotiable?
Red Flags To Avoid
During your meeting with the home inspector, be on the lookout for warning signs like:
- Prices that are too good to be true: Unusually low prices may indicate a lack of expertise or attention to detail.
- Vague service description: The description of services should be thorough and transparent so nothing is missed during the home assessment.
- No references or reviews: Currently, having a solid personal brand, testimonials, and good reviews is crucial for professionals offering real estate services. Ask the inspector to provide referrals from past clients.
- No insurance coverage: Every home inspector should have insurance for errors and omissions and general liability insurance.
Frequently Asked Questions About Home Inspection Costs
Are home inspections required by law?
Home inspections aren’t required by law everywhere, but they’re often a must-have. Many lenders won’t greenlight your mortgage without one to ensure the property is in good shape. Even if it’s not mandatory, a home inspection is one of the smartest steps you can take as a buyer.
Are home inspections regulated?
Home inspections are regulated, but the level of regulation varies by state. Some states, like New York and Texas, have strict licensing requirements for home inspectors. Others, like Colorado and Minnesota, have no statewide licensing requirements, leaving regulation to local governments or relying on voluntary certifications like ASHI or InterNACHI. Check out this guide for a detailed breakdown of state home inspection regulations.
Who typically pays for the home inspection?
Home inspection costs are typically the buyer’s responsibility, giving them the opportunity to obtain an unbiased evaluation of the property’s condition. This critical step guarantees the buyer will have all the information they need before closing the deal.
What happens if the inspection reveals major issues?
If the inspection report uncovers several problems with the property you intend to purchase, you have three courses of action as a homebuyer:
- Negotiate the necessary repairs.
- Request an adjustment of the asking price to account for the repairs the house needs.
- Walk away from the deal altogether (if there’s an inspection contingency in place).
Is it worth hiring the cheapest inspector?
Hiring the cheapest home inspector you can find may save you money upfront, but it can be expensive in the long run. Cheap inspectors are professionals who may be less experienced or underqualified for the job. That translates to problems detecting critical issues in the property, leading to major repair expenses for you in the near future. Evaluating the credentials and hiring the most qualified person is advisable instead of just looking at the service pricing.
Is it a good idea to waive inspection?
While waiving a home inspection can significantly increase your chances of winning a property in a fast-moving market, it is risky. Doing so can leave you without any protections if the house has issues that may need costly repairs. Therefore, your real estate agent will recommend you go with the inspection to better protect your investment.
What is the biggest red flag in a home inspection?
One of the most concerning issues a home inspection can uncover is a structural problem. These issues can be expensive and significantly hard to repair. Other major red flags are water damage, electric system problems, and mold infestations.
What’s an inspection contingency?
The inspection contingency is a clause in the purchase agreement that allows the homebuyer to get a home inspection within a specified timeframe. With this contingency, the buyer can negotiate repairs, request an asking price reduction, or even cancel the contract without penalty if the home inspection results aren’t favorable.
Conclusion: How Much Does A Home Inspection Cost
There, you now have a roadmap to home inspection costs. We hope these insights help give you a better understanding of the basics (and add-ons) of a home inspection, why you need the best possible professional for this job, and the average national costs of home inspection services.
Remember, a home inspection is not just another box to check in your home-buying journey but a pivotal step if you’re curious about the actual condition of a piece of real estate to save some money and avoid complications. As the saying goes, it is better to be safe than sorry, even more so when we’re talking about a life-changing purchase, such as a home.
If you liked this content, share it with friends and family members who may be considering acquiring a house, and remember that if you’re looking for a transparent, cutting-edge platform to search for the latest listings in your area, ez Home Search has your back. We also partner with local brokerages to give you access to the best properties and top-notch service. And for more content with valuable industry insights, such as this one, check out our blog!
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