How Much Does a Home Inspection Cost?

A home inspection is a visual assessment of a property’s physical structure and mechanical systems. The inspection can help you uncover potential issues and gain insight into the overall condition of a home so you can decide whether you’d like to purchase it, negotiate its sale price, or even walk away.

While a home inspection is an additional cost, you could potentially save yourself thousands of dollars in home repairs. Below we’ll dive deeper into how much you can expect to pay for a home inspection and why you should get one.

While a home inspection is optional, it’s often well worth the cost.

With a home inspection, you can uncover potential issues with the home, helping you to gain insight into whether the property is a sound investment.

A home inspection can help you to gain insight into what is considered to be a fair price for the home. If the inspection reveals that the home is overpriced due to extensive damage, you may be able to work with the sellers to negotiate a lower price and save money. However, if the inspection shows that you’re getting a good deal, you may want to proceed with the purchase.²

A home inspection typically occurs after the seller has accepted your offer and usually takes about two to four hours to complete. Once complete, you’ll likely receive the inspection report with all the findings, photos, and recommendations within one to two days. If possible, you should attend the inspection so you can ask questions and understand the process firsthand.³

A home inspection is typically included in your closing costs. A typical range for a home inspection might be between $300 to $500 or more, according to the U.S. Department of Housing and Urban Development, but costs can vary considerably, depending on factors including the region, size of the house, age of the house, and scope of services.⁴ They advise considering the value of the home inspection in terms of the investment being made. 

Here are some factors that can influence the cost of an inspection:

• Age and Size of the Property: In general, a larger, older home will cost more to inspect than a smaller, newer home.
• Property Type: A single-family home is typically easier to inspect than a townhouse or condo with shared spaces that require additional evaluations.
• Location of the Property: A home inspection in a rural town is often more affordable than an inspection in an urban area.
• Complexity of the Inspection: The inspection could be more complex and expensive If a home has unique features like a septic system or pool.
• Inspector Reputation: You’ll pay more for an experienced, reputable inspector than someone new to the field.

Inspections tend to vary by home and inspector. However, a typical report checks for over 1,000 home features,⁵ including all its major systems and equipment. Many home inspections evaluate these components:

• Water damage
• Roofing
• Electrical systems
• Heating and air conditioning
• Plumbing
• Windows and doors
• Walls, ceilings, and floors
• Attic
• Visible insulation
• Windows and doors
• Foundation, basement, and structural features

Check with your inspector to find out what their inspection covers. If you’re concerned about a specific system or function they don’t mention in their report, you may ask them to include it.

It’s also important to note that your general home inspector may have recommendations for additional specialty inspections once they are finished. These may include:

• Radon inspection
• Mold inspection
• Asbestos inspection
• Lead-based paint inspection
• Sewer camera inspection
• Roof inspection
• And more