A home inspection provides peace of mind that you aren’t walking into unforeseen repairs or structural issues when you purchase a home, and the cost generally falls on the buyer.
The price of a professional home inspection can depend on various factors, including the home’s location, size and age. We’ll break down what a home inspection includes, the average costs, and the prices for additional services you might need.
What Is a Home Inspection?
When you order a home inspection, you’re requesting a detailed report on the safety and quality of the home that you plan to purchase. A licensed home inspector will examine the property, assessing its overall condition and ensuring that major systems function correctly. The results help you understand the true condition of the property that you plan to buy.
A home inspection can be listed as a contingency in your purchase agreement, and doing so provides significant protection for you as the buyer. If the inspection uncovers any issues, you may be able to renegotiate the purchase price, request a seller concession, or void the contract without the penalty of losing your earnest money deposit.
Home Inspection vs. Home Appraisal: What’s the Difference?
A home inspection is not the same as a home appraisal. Mortgage lenders almost always require a home appraisal as part of the loan approval process, which tells you and the lender how much the home is worth in the current market. Home inspections tell you the condition of the home and its features so you can make an informed decision, renegotiate the purchase price, or request repairs before closing.
The Average Cost of a Home Inspection Is $343
The typical cost of a home inspection in the United States falls between $296 and $424, according to data from Angi, with the average being $343. However, it’s important to note that you may pay more or less for your home inspection depending on the size of the home, where you live and the specific property you’re trying to buy.
Who Pays for the Home Inspection?
The buyer is typically required to cover the home inspection cost, which is paid directly to the inspector and is not part of closing costs. That’s because an inspection is ordered so that you can evaluate the property before you go to closing.
In some cases, a seller may order a “pre-listing inspection” before their home is on the market. This allows them to prepare their home for sale by identifying and addressing any repairs before the property is listed.
A pre-listing inspection may provide some assurance, but you should still secure your own inspection as a buyer. Hiring a licensed inspector will protect your interests and ensure that you get an unbiased assessment of the property’s condition. It also safeguards you against any issues that were overlooked, as well as new issues that may have developed since the seller received their written report.
4 Factors that Impact Home Inspection Costs
1. Property Size
The larger a home, the more time it will likely take to conduct a thorough home inspection. Home inspectors look at the condition of the property inside and out, checking all visible systems. A larger home with more square footage may also have additional features, like a second heating and cooling system to review.
| Home Size in Square Feet | Average Cost |
| Up to 1,000 | $200 – $250 |
| 1,000 – 1,500 | $225 – $325 |
| 1,500 – 2,000 | $250 – $375 |
| 2,000 – 2,500 | $275 – $400 |
| 2,500 – 3,000 | $300 – $500 |
2. Property Type
The intricacy of the property may also affect your inspection costs. For example, the roof of a condo building likely won’t be part of the inspection when an individual unit goes up for sale. In contrast, inspecting a sloped roof on a two-story house will take time and effort.
If you have a crawl space, you may pay more for your inspection than you would with a home built on a slab foundation. Additionally, some properties, such as manufactured homes, may necessitate an inspector with specific experience.
3. Location of the Home
Your location will likely impact your home inspector’s rates. For example, Angi indicates that the average home inspection in New York City runs $450, while homebuyers in Chicago have an average cost of $320.
| City | Average Cost |
| New York, NY | $450 |
| Philadelphia, PA | $450 |
| Houston, TX | $350 |
| Los Angeles, CA | $330 |
| Atlanta, GA | $320 |
| Chicago, IL | $320 |
| Miami, FL | $320 |
4. Age of the Home
It’s wise to get a home inspection, regardless of the property’s age. However, an old home may take more time to inspect than a new one. In addition to the wear and tear that can come with age, your home inspector may need more time to review major systems, such as plumbing and electrical, to ensure that everything complies with local codes.
What’s Included In a Home Inspection?
The American Society of Home Inspectors (ASHI) offers specific guidance for its members to inspect the following home systems.
- Central air conditioning system
- Electrical system
- Foundation, basement and structural components
- Heating system
- Plumbing system
- Roof, attic and visible insulation
- Walls, ceilings, floors, windows and doors
What Isn’t Checked During a Home Inspection?
Certain things are not covered on a standard home inspection report. These include cosmetic issues and areas that are difficult for an inspector to access. If you have specific concerns or your home inspector finds a unique issue, it may make sense to order a specialized inspection for:
- The presence of mold or pests
- Fireplace and chimney issues
- Hidden electrical components
- Lead-based paint and asbestos
- The sewer line and septic system
Average Costs for Specialized Inspections
| Specialized Inspection | Average Cost |
| Mold | $660 |
| Foundation | $600 |
| Plumbing | $575 |
| Asbestos | $490 |
| Chimney | $450 |
| Trees | $450 |
| Attic | $350 |
| Electrical | $340 |
| Lead Paint | $340 |
| HVAC System | $300 |
| Radon Test | $250 |
| Roof | $230 |
| Basement/Crawl Space | $200 |
| Pests | $125 |
How to Find a Qualified Home Inspector
If you’re unsure of how to find a trusted home inspector, your real estate agent has likely worked with one that they can recommend. The licensing requirements for an inspector are typically location-specific, and it’s important to confirm that they hold the required certifications and insurance to perform the task at hand.
It’s common for inspectors to hold a membership with a professional organization, such as the American Society of Home Inspectors (ASHI). You can also check your inspector’s reviews online and seek quotes from other professionals, particularly if you need a specialized inspection.
Is the Cost of a Home Inspection Worth It?
A home inspection is essential to making the most informed homebuying decision. A written report will document any potential issues that were uncovered before closing, allowing you to negotiate for repairs or, in some cases, avoid purchasing a home that has significant unseen issues below the surface.
Finding a qualified, licensed home inspector is easy, and you can begin your search through professional associations like the American Society of Home Inspectors (ASHI). You can also ask your real estate agent for a recommendation before you start your search.
Stephanie Colestock, CFEI, is an experienced freelance writer whose work can be found in publications such as TIME, Newsweek, USA Today, Fortune, Yahoo! Finance, Money and Fox Business. In addition to writing real estate and financial content, she is also a property investor and runs a local real estate collaborative for women called She Owns Homes.
