ou’ve landed here wanting to know how much a home inspection costs I suppose? Here I will tell you how much a home inspection costs, but keep in mind that there are many variables to this question. Below I open up and get completely transparent with my pricing, so let’s get started!
First off, it’s unfortunately not as easy as just giving you a price for how much a home inspection costs. Like I mentioned previously there are many variables to factor in before you can get a price for a home inspection. Let’s take a look at some of them… (NOTICE all prices are based on the time of writing this article and subject to change over time)
1) The Size of the House
The main factor most all home inspectors use in deciding how much to charge for a home inspection is the size of the house. Most, like myself, use the MLS listed square footage to determine a baseline price. For example: I start at $350 for any house 900 square foot or smaller as a baseline price. For every 1000 square feet on top of that I charge $75-100 on top of the base price. There are some jumps in my pricing but you can get a good idea of my pricing by visiting my home inspection pricing page.
2) The Price of the House
The second common way home inspectors use to decide how much to charge for a home inspection is by using the price of the house. This is my least desirable way for home inspectors to quote a home inspection (I’ve never used this method) but it works for some depending on their service area. Using this method the home inspector will ask for the home address, find the listing price of the home, and base a price on that. Similar to the square footage table – the inspector, for example, will have a base cost for homes $100,000 and under and raise the price say $50 to $100 every $50,000 or $100,000 of the cost of the home. So the cheaper the home the lower the price of the home inspection, the more expensive the home the higher the price.
3) Detached Buildings
Like myself, some home inspectors will charge extra if detached buildings (like a garage, barn, or shed) come with the property and you want those inspected. I don’t have straight forward pricing on these, it’s more of a “I have to see it to quote it” type of situation. I start at $50 for detached buildings, however there are inspectors who use the square footage breakdown like in example #1 to quote detached buildings.
4) Multiple HVAC Systems
Home inspectors like myself may charge extra if the home is equipped with more than one HVAC system. Inspecting and testing an additional HVAC system takes extra time so that is the reason for the added charge. Personally, I dont charge $50 for each additional HVAC system.
5) Multiple Kitchens, Electrical Panels, Water Heaters
Like the above HVAC example, I charge more if there are multiple kitchens, electrical panels, or water heaters. I am not a stickler on the electrical panels or water heaters. I rarely charge for multiple water heaters ( I don’t think I ever have actually) and sometimes I charge for multiple electrical panels if I know the house has multiple panels in advanced. I do not charge $25 extra for each additional electrical panel and water heater. For kitchens, If I know it has multiple in advanced then I always charge $50 extra. Kitchens take a long time to inspect, testing each drawer and cabinet, checking each GFCI receptacle, filling the sink(s) with water, testing the appliances (refrigerator, range, dishwasher, microwave, exhaust fan, garbage disposal) etc. I charge $50 for that added time. Some home inspectors do this but not all of them so it’s best to check with your home inspector if this is something they do.
If the house has a crawlspace style foundation then it could cost you more money. For myself, I charge $50 extra if the house has a crawlspace. Crawlspaces add a lot of extra time to the home inspection. Instead of being able to stand and walk to view the house structure you have to crouch or crawl on your stomach, most of the time in mud and dirt. I use a respirator with disposable filters, disposable gloves, and a disposable tyvek suit while inspecting a crawlspace. The extra charge covers the cost of having to use those extra materials and the added time during the home inspection.
If the house is particularly far away from the home inspector you are hiring then they may charge extra for mileage and time. For me, if the house is over 1 hour drive one way I will charge $25 extra and that can go up more if the house is even further. A lot of home inspectors have this extra charge so be sure to ask your home inspector if they charge extra for mileage or drive time and be sure to factor that into your costs if they do.
8) House is Old
There are home inspectors who factor in an additional fee if the house is a certain age. I can give you can example on how I do it (although I don’t enforce it very often). If the house is 100+ years old I charge $50 extra. Home inspectors do this because almost always if the house is 100+ years old it is not in good shape and will take a lot longer than the average home inspection. The added cost is to cover the added time spent inspecting the home.
9) Additional Services
If you are wanting additional services on top of the home inspection then those additional services will cost additional dollars. A home inspection includes a list of standard things the home inspector will look at. Many things are not included with a home inspection like a termite inspection, radon testing, mold testing, sewer scope, water testing, etc.
These added services can take a $350 home inspection into the $1000 range. For example, with my , radon testing is $225, sewer scope is $400, mold testing is $275, and water testing is $180. If you get all of those extra services your inspection will be $1,115.00. Do your research on the add on services and be sure to factor the cost of those into your home inspection cost.
Where the home is located can play a role in the pricing of the home inspection. If the house is located is a very high end side of town then the home inspector may charge more in that areado to the fact the house may have higher slopes steeper roofs items a standard house may not have. Vise versa if the house is located in a bad part of town or high crime/low income area then the home inspector may also charge more for the home inspection to avoid having to inspect in that area