How much does a home inspection cost?
How much does a home inspection cost?
$250 – $300 1,000 to 1,500 SF home
$300 – $400 1,500 to 2,000 SF home
$400 – $500+ 2,000 to 3,000+ SF home
Average home inspection cost
A home inspection costs $200 to $500 on average, depending on the home's size, age, and location. Home buyers are typically responsible for scheduling and paying for the inspection. A standard inspection covers the home's major systems, while specialized add-on inspections look for mold, radon, termites, and more.
| Home size (square feet) | Average cost (standard inspection) |
|---|---|
| < 1,000 | $200 – $250 |
| 1,001 – 1,500 | $250 – $300 |
| 1,501 – 2,000 | $300 – $400 |
| 2,001 – 2,500 | $400 – $450 |
| 2,501 – 3,000 | $450 – $500+ |
Home inspections play a critical role when purchasing a house. Buyers hire inspectors to examine the physical condition of a home to ensure its structural integrity before finalizing the sale. If the inspector finds any issues, the sellers can address them, or the buyers can walk away.
Home inspection cost calculator
| National Average Cost | $340 |
| Minimum Cost | $200 |
| Maximum Cost | $800 |
| Average Range | $200 – $500 |
Other variables that may increase the cost include:
Age – Older homes often have more issues, requiring the inspector to spend additional time in the house. For example, houses built before the 1980s may contain toxic materials such as asbestos or lead paint. Inspecting for these and similar issues can increase the fee by $100 to $200.
Travel fees – Inspectors may charge $1 to $2 per mile if they need to travel over 20 to 60 miles. Others will only accept jobs within a certain number of miles.
Infrared thermal imagery – A thermal imagery inspection costs $300 to $500. The inspector uses a heat-imaging camera throughout the home to locate areas affected by heat loss. This helps identify moisture, ventilation, electrical, and structural issues.
Freestanding structures – Structures such as guest houses, detached garages, and barns increase the overall cost by $25 to $50 each, depending on the building's size. Some inspection companies won't quote a price without first seeing the structure.
House inspection cost near your location
The average cost of a home inspection ranges from $200 to $500. Inspectors may charge up to $800+ if the house is in a region with luxury homes or a high cost of living.
| State | Average cost |
|---|---|
| Alabama | $275 – $325 |
| Alaska | $350 – $475 |
| Arizona | $275 – $350 |
| Arkansas | $200 – $400 |
| California | $350 – $500 |
| Colorado | $250 – $600 |
| Connecticut | $400 – $500 |
| Delaware | $270 – $380 |
| Florida | $250 – $375 |
| Georgia | $250 – $600 |
| Hawaii | $300 – $800 |
| Idaho | $240 – $600 |
| Illinois | $300 – $600 |
| Indiana | $250 – $600 |
| Iowa | $300 – $450 |
| Kansas | $350 – $400 |
| Kentucky | $200 – $450 |
| Louisiana | $200 – $350 |
| Maine | $300 – $500 |
| Maryland | $200 – $550 |
| Massachusetts | $350 – $600 |
| Michigan | $250 – $600 |
| Minnesota | $270 – $650 |
| Mississippi | $240 – $600 |
| Missouri | $300 – $550 |
| Montana | $250 – $375 |
| Nebraska | $200 – $550 |
| Nevada | $250 – $600 |
| New Hampshire | $300 – $500 |
| New Jersey | $300 – $500 |
| New Mexico | $200 – $500 |
| New York | $200 – $700 |
| North Carolina | $300 – $600 |
| North Dakota | $250 – $400 |
| Ohio | $200 – $450 |
| Oklahoma | $225 – $550 |
| Oregon | $275 – $700 |
| Pennsylvania | $365 – $415 |
| Rhode Island | $200 – $750 |
| South Carolina | $250 – $650 |
| South Dakota | $250 – $625 |
| Tennessee | $300 – $500 |
| Texas | $350 – $600 |
| Utah | $200 – $600 |
| Vermont | $275 – $650 |
| Virginia | $300 – $700 |
| Washington | $500 – $700 |
| West Virginia | $225 – $600 |
| Wisconsin | $250 – $575 |
| Wyoming | $300 – $450 |
New construction home inspection cost
Inspectors charge $100 to $400 to evaluate newly constructed homes. Even though these homes are young with barely used systems and utilities, they are not immune to problems.
Materials may have been unknowingly defective or installed incorrectly. Therefore, it is best not to assume "new" means "flawless".
| Inspection type | Average cost | When to schedule |
|---|---|---|
| Pre-drywall inspection | $100 – $400 | Before the drywall is hung, and preferably before adding the insulation |
| Full home inspection | $200 – $400 | When the buyer and seller (builder) go under contract |
| 11-month inspection | $250 – $350 | One month before the home warranty expires |
Pre-drywall inspection cost
A pre-drywall inspection costs $100 to $400. Inspecting a home before the builder hangs the drywall allows an inspector to examine parts of a house that are usually covered, including:
Electrical writing
Framing
Foundation slabs
Floor joints
Plumbing piping
Window and door flashing
Wall studs
Air ducts and registers
11-month home inspection cost
Newly built homes typically come with a one-year builder warranty. An 11-month home inspection costs $250 to $350 and ensures you discover any problems with your new home before the warranty expires. If the inspector finds any issues, the builder is responsible for the repairs.
What is included in the cost of a home inspection?
When a home inspection takes place, the inspector examines the following items to look for issues:
| Area | Issues |
|---|---|
| Structure |
|
| Exterior |
|
| Roof |
|
| Attic, basement, and crawl space |
|
| Interior |
|
| Kitchen |
|
| Bathrooms |
|
| Plumbing |
|
| Electrical |
|
| Heating and cooling |
|
Inspectors do not inspect what they cannot see. Instead, you'll need to hire specialized inspectors to provide a more in-depth assessment of certain areas and issues, the most common of which include:
Environmental hazards
Toxic materials
Interior of utilities
Detached structures
Pests and insects
Before hiring a home inspection company, ask them to provide a list detailing exactly what their inspection includes.
Special home inspection costs
Home inspection companies offer add-on inspections ranging in cost from $70 to $2,800 for pests, termites, toxic materials, utilities, and specific systems.
Because home inspectors are limited in what they can inspect, you may need to hire specialists who can provide a more detailed assessment.
Companies offering multiple types of specialized inspections may offer a discount for bundling their services.
4-point home inspection cost
A 4-point home inspection costs $50 to $100 and focuses on four specific areas—the roof, electrical system, plumbing, and HVAC. Insurance companies often require this type of inspection when insuring a home over 30 years old.
| Area | Inspects |
|---|---|
| Roof |
|
| Electrical |
|
| Plumbing |
|
| HVAC |
|
Home inspection prices by property type
Because properties such as condos, guest houses, and mobile homes have less square footage, inspections are usually cheaper.
| Property type | Average square footage | Average inspection cost |
|---|---|---|
| Condo | 500 – 1,000 | $200 – $250 |
| Guest or pool house | 100 – 800 | $200 – $250 |
| Mobile home | 600 – 1,300 | $200 – $300 |
Condo inspection cost
A condo inspection costs $200 to $250 for an average-sized unit (500 to 1,000 SF), with costs increasing as the square footage increases. Because condos are housed inside a larger building, inspectors focus on the following aspects of the interior:
Cracked or damaged walls
Water damage
Foul odors
Adequate water pressure and drainage
Operational HVAC system
Working doors and windows
Functioning sinks, toilets, baths, and showers
Damage to shared walls
Improper maintenance or repairs from previous issues
Mobile home inspection cost
A mobile home inspection costs $200 to $300 for a single-wide home (600 to 1,300 SF) or $250 to $450 for a double-wide home (1,100 to 2,200 SF).
Mobile home inspectors look for many of the same issues as traditional home inspectors. However, there are specific problems only manufactured homes suffer from that need the attention of an inspector who has experience with mobile homes specifically:
Check for missing or loose trim, skirting, or siding panels.
Evaluation site-built additions.
Verify the I-beams connecting the frame are not bent or rusted.
Inspect foundation piers for any damage.
Examine the vapor barrier under the floor framing.
Confirm the anchor straps are appropriately attached to the home’s frame.
Ensure anchors are not loose or corroded.
Home inspection FAQs
Is a home inspection worth it?
Because purchasing a home is a major investment, an inspection is a crucial and necessary part of the process. It uncovers any potential problems and helps forecast future repairs.
Buyers often use the home inspection to negotiate with the seller, asking them to pay for the repairs or reduce the price of the house. If the buyer and seller cannot agree, the buyer can back out of the deal.
Do you need a home inspection, and is it required?
While home inspections are not required by law, sellers in most states are obligated to provide a disclosure that identifies existing flaws. Some insurance companies and banks may require a home inspection before providing coverage or approving a loan.
Check your state's seller disclosure requirements. Some states only require sellers to disclose information about specific items. Buying a home without an inspection may leave you with costly problems that could have been discovered before closing.
Is the home inspection part of closing costs?
No, home inspections are usually not included in the closing costs. However, realtors often add it to their estimation of what buyers should put aside for the closing.
Who pays for a home inspection?
The buyer typically hires, pays for, and schedules the home inspection within ten days of the homeowner accepting their offer. Most contracts require the home inspection to occur within a certain amount of time after the house is under contract.
A seller might pay for a home inspection before listing their house to find potential issues and help decide on an asking price. They may also pay for the inspection as an incentive to prospective buyers.
How long does a home inspection take?
A home inspection takes an average of 2 to 4 hours to complete. The length varies depending on the size of the house.
What fixes are mandatory after a home inspection?
Legally, sellers are not required to repair any issues found by a home inspection. However, some repairs are mandatory depending on the buyer’s lender, including structural defects, building code violations, and health or safety issues.
Should the buyer or seller be present at a home inspection?
Most inspectors recommended that buyers are present during the inspection. This allows buyers to ask questions, take notes, and see first-hand any issues the inspector finds. However, the buyer and seller are not required to attend the home inspection.
Getting quotes and hiring a home inspector
When searching for a home inspector, consider the following:
Ask your realtor for recommendations.
Research recommendations, even from family, friends, or agents.
Look for inspectors certified by one of these organizations:
American Society of Home Inspectors (ASHI)
International Associate of Certified Home Inspectors (InterNACHI)
North American Association of Home Inspectors (AHI)
Check online reviews from reputable sites.
Request a sample copy of an inspection report.
Choose an inspector that lets you attend the inspection.
Ask for multiple references.
Questions to ask before and during the home inspection
How long have you been inspecting homes?
Are you certified by ASHI, InterNACHI, or AHI?
Are you insured and bonded?
What do you charge for an inspection?
What will you check? What won’t you check?
How long will the inspection take?
Can I attend the inspection?
When will I receive the final report?
Did the inspection uncover any problems?
What are the biggest issues?
Is there anything I should fix immediately?
What repairs can wait?
Are there any issues that raise health concerns?
Would you recommend a specialized inspection?
How to prepare for a home inspection
In preparation for an inspection, it is important to check the following items yourself to make sure they are in working condition:
| Area/System | Inspect |
|---|---|
| Lighting |
|
| Mechanics |
|
| Exterior |
|
| Windows |
|
| Plumbing |
|
| Access |
|
| Detectors |
|
| Utilities |
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| Appliances (included in sale) |
|