The American Society of Home Inspectors (ASHI) says 84% of home buyers will hire a home inspector. When buying a house you’ll need to know how much is a home inspection.
The US national average cost for a 1500 square foot (SF) single-family home inspection is $413. You’ll pay about $50 per extra 500 SF for larger homes. Professional inspectors charge different prices based on the size and foundation of the home.
You may also be debating whether a home inspection is a good idea. A home inspection is worth it because it gives detailed information about the home’s condition and safety. A home inspection identifies what needs repair or improvement.
How Much Does a Home Inspection Cost?
HomeAdvisor says the average home inspection cost is $280 to $400. But, this number is vague and omits some essential details. The data doesn’t show how most home inspection firms price their services.
Our home inspection cost calculator can help you determine the estimated cost based on the services you need and your state.
Online home inspection services charge customers a fee based on the inspection cost, regardless of who did it.
In my 20 years as a home inspector, I’ve found that most experienced inspectors don’t use HomeAdvisor.
HomeAdvisor and other services like it bring in new, inexperienced home inspectors without a reliable referral network. These inspectors often compete on price alone, skewing the average inspection price.
When homebuyers consider purchasing a property, one common question is whether the inspection is included in closing costs. Generally, inspection costs are not typically included in the closing costs. Instead, the buyer is responsible for arranging and paying for their own inspection.
Average Home Inspection Cost by State
Many homes in the US are about 1500 heated square feet or less. The home inspection cost is often determined by where your home is, how big it is, and what kind of foundation it has.
Below is the average cost of a home inspection for a 1500 SF house (does not include ancillary services):
| State | Cost (1500 SF) |
|---|---|
| Alabama | $371 |
| Alaska | $427 |
| Arizona | $450 |
| Arkansas | $388 |
| California | $602 |
| Colorado | $446 |
| Connecticut | $462 |
| Delaware | $639 |
| Florida | $446 |
| Georgia | $392 |
| Hawaii | $747 |
| Idaho | $417 |
| Illinois | $380 |
| Indiana | $380 |
| Iowa | $363 |
| Kansas | $380 |
| Kentucky | $392 |
| Louisiana | $408 |
| Maine | $462 |
| Maryland | $470 |
| Massachusetts | $549 |
| Michigan | $408 |
| Minnesota | $396 |
| Mississippi | $355 |
| Missouri | $380 |
| Montana | $417 |
| Nebraska | $388 |
| Nevada | $417 |
| New Hampshire | $528 |
| New Jersey | $474 |
| New Mexico | $375 |
| New York | $582 |
| North Carolina | $396 |
| North Dakota | $400 |
| Ohio | $375 |
| Oklahoma | $371 |
| Oregon | $491 |
| Pennsylvania | $417 |
| Rhode Island | $454 |
| South Carolina | $392 |
| South Dakota | $421 |
| Tennessee | $384 |
| Texas | $400 |
| Utah | $417 |
| Vermont | $470 |
| Virginia | $433 |
| Washington | $495 |
| Washington DC | $623 |
| West Virginia | $380 |
| Wisconsin | $396 |
| Wyoming | $375 |
Lowest cost home inspection companies include (not including specialized inspections):
| State | Lowest Cost (1500 SF) |
|---|---|
| Mississippi | $355 |
| Iowa | $363 |
| Alabama | $371 |
| Oklahoma | $371 |
| New Mexico | $375 |
| Ohio | $375 |
| Wyoming | $375 |
| Illinois | $380 |
| Indiana | $380 |
| Kansas | $380 |
Highest average home inspection cost include (not including extra services):
| State | Highest Cost (1500 SF) |
|---|---|
| Hawaii | $747 |
| Delaware | $639 |
| Washington DC | $623 |
| California | $602 |
| New York | $582 |
| Massachusetts | $549 |
| New Hampshire | $528 |
| Washington | $495 |
| Oregon | $491 |
| New Jersey | $474 |
Based on a poll of over 1000 certified home inspectors, the home inspection fee for a 1500 SF house on a concrete slab averages $413.
The usual cost for a home inspection is $450, but it can change based on location, age, size, and foundation type. A new house less than 10 years old, with a slab foundation and 1500 square feet, may cost $400. Older homes with a crawl space and 4000 square feet may cost $750 or more.
| Square Footage (SF) | Basement/ Crawl Space | Concrete Slab |
|---|---|---|
| 0-1500 | $450 | $400 |
| 1501-2000 | $497 | $447 |
| 2001-2500 | $542 | $492 |
| 2501-3000 | $587 | $537 |
Home inspection prices vary by location by as much as $50-$350 on average. In the Northeast, rates were about $150 higher than in certain Southern states. These areas had distressed markets and high unemployment.
Other factors affecting the residential inspection cost include:
- Detached structures
- Swimming pool inspection
- Sewer scope
- Drone inspection
- Pest inspection
- Well systems
- Septic tank inspection
- Radon inspection
- Mold inspection
- Four-point inspection
While rare, some inspectors base their inspection fees on a percentage of the purchase price.
Many home inspection companies offer discounts for:
- Military and civil service personnel
- First-time home buyer
- Additional inspections for multiple properties
- Ancillary services purchased at the time of inspection
Beware of home inspectors offering cheap home inspections. Many of these are scams or provide a basic home inspection that may not meet Standards of Practice.
Ask your real estate agent for a list of professional home inspectors in your area. The most reputable home inspectors will be licensed, certified, and insured.
When you hire a home inspector, be sure they are licensed by the state and have association credentials. Also, ask for business references and check online reviews. Lastly, have them explain their home inspection process.
Is a Home Inspection Worth It?
Getting a home inspection is important. It helps find any problems before buying a house. When I inspect things, I usually find repairs or improvements that cost around $5,000 or more.
A standard home inspection can save you thousands of dollars in unexpected repairs. The inspection process can identify hidden issues, allowing you to make an informed decision. You can negotiate the repairs or the sales price before closing.
A qualified home inspector can give you peace of mind. They check the house thoroughly for any problems. They’ll let you know if there are any major issues. To avoid surprises, make sure your new home matches what you expect.
By getting a detailed report from a certified home inspector, you can decide if you should buy it.
What a Home Inspector Looks For?
A good home inspector will examine the property from top to bottom and objectively report its condition. What does a comprehensive home inspection process include?
They look for signs of damage, wear and tear, safety hazards, and potentially expensive repairs that may be required. They also examine the major systems, such as plumbing, electrical, heating/cooling, and roofing, to ensure they are in good working order. Additionally, home inspectors look for evidence of pests or infestations.
Roof Condition
The roof is a crucial part of any building. It’s no wonder it’s a priority on home inspection checklists. There may be water damage or structural issues if you see signs of wear or missing shingles. These problems could cost more to fix.
Foundation & Structure
Check if the foundation and structure have cracks or shifts. Before purchasing, it’s important to understand any potential issues with the foundation. Repairing them can be expensive and difficult.
Electrical and Plumbing Systems
The plumbing system in your home is important. It carries away waste and prevents flooding. The home inspectors will check all faucets and fixtures. They will also look for leaks in pipes and examine drainage systems. Additionally, they will note if water heaters are working or need replacing.
When inspecting a home, thoroughly check the electrical system for safety and functionality.
Fires or electrical shocks can happen due to faulty wiring, poor grounding, or other problems. Safety features like ground fault circuit interrupters, smoke detectors, or carbon monoxide detectors are also inspected during this process.
Mechanical Systems
The house’s mechanical systems, including HVAC and water heaters, only last 10 to 15 years. The inspector will check that everything works properly and functions as it should.
Reporting on Water Damage
If the home has visible water damage or mold growth, the inspector will mention it in their report. Water damage can occur due to improper ventilation, poor drainage, or leaky pipes.
Do You Need Specialty Inspections?
The cost of a home inspection does not cover extra tests like radon or mold testing. Also not included are special inspections for swimming pools, termites, drones, or infrared scanning.
Here is a list of ancillary services and costs:
| Specialized or Specialty Inspections | Inspection Cost |
|---|---|
| Radon testing | $100 to $350 |
| Well water testing | $200 to $450 |
| Mold testing | $300 to $800 |
| Lead paint testing | $125 to $350 |
| Drone roof inspection | $100 to $250 |
| Infrared scanning | $100 to $250 |
| Pool inspection | $100 to $250 |
| Septic dye testing | $100 to $350 |
| Sewer scope | $300 to $800 |
| Termite inspection | $150 to $350 |
The home inspection fee will include an additional cost if any of these are requested. Some areas need extra inspections, which can increase the cost of your home inspection.
Home Inspection Cost FAQs
You may have additional questions about the home inspections. Here are some of the most common frequently asked questions.
Is a home inspection required?
A home inspection is optional. The seller allows the buyer to inspect the home before buying it. It’s a good idea to have a home inspection to get a complete picture of the home’s condition.
Who pays for the home inspection?
Usually, the buyer pays for the home inspection. But sometimes, the seller agrees to pay. Sellers can also pay for a home inspection before listing a home for sale.
Can I do a home inspection myself without the help of a professional?
No, it is not recommended to conduct a home inspection yourself. A home inspector checks all parts of a house, including the structure, electricity, plumbing, and safety.
Can I attend the home inspection?
Yes, you can attend the home inspection. We recommend you attend to ask questions and better understand the house’s condition.
Do I pay for the home inspection upfront?
Some inspectors require payment upfront. Most home inspectorsrequire payment at the end of the inspection before delivery of the inspection report.
Should I waive my inspection contingency?
We do not recommend waiving the inspection contingency in your sales contract. There may be potential issues with the home that require costly repairs. Waiving the inspection contingency could mean that you are responsible for those costs.
Who is NACHI?
NACHI is the International Association of Certified Home Inspectors. It is a non-profit group that works to promote excellence in home inspection. The organization supports home inspectors by offering education, networking, and resources. They also work to improve the industry through research, advocacy, and developing standards.
Who is ASHI?
ASHI is a group called the American Society of Home Inspectors. They certify home inspectors and set standards for inspection services. Founded in 1976, it remains committed to promoting excellence in the home inspection profession.
Will a home inspection lower the home’s sale price?
A home inspection typically does not lower the sale price of a home. However, if the inspector finds significant damage or safety issues, you may be able to negotiate a lower price for repairs and upgrades.
Are home inspections part of closing costs?
Home inspections are not typically included in closing costs. The home inspection should be performed as part of your inspection contingency.
