The average cost for a home inspection is $343 nationwide.[1]
Home inspection costs vary by location, square footage, and home type. Some properties may also require specialized inspections, which can increase costs significantly.
Casey Callais, a residential inspector at Constructiva Inspections in Austin, Texas, says, “A good inspector will charge what they are worth, and that is the ultimate factor that determines cost. If a home buyer truly wants to know the condition of the home, they should expect to pay upwards of $800–1200. Considering how much a quality inspection can save on both negotiations and repairs, it should be money well spent.”
Home buyers typically pay for the home inspection out of pocket. For a relatively low upfront cost, a home inspection can give buyers leverage to negotiate a lower price for expensive repairs or walk away from a deal without losing their deposit.
Don't skip a home inspection! This step is essential to ensure you're paying a fair price for your home. Be sure to shop around and compare options to get a quality inspector at a fair price. You can find reputable inspectors online or ask your realtor for recommendations.
Home inspection costs by location
Home inspection costs vary by market. Here's a breakdown of the average home inspection costs in major cities across the U.S.[2]
Average home inspection costs near you
| Metro area | Average cost* |
|---|---|
| New York City, NY | $450 |
| Los Angeles, CA | $330 |
| Chicago, IL | $320 |
| Houston, TX | $350 |
| Philadelphia, PA | $450 |
| Miami, FL | $300 |
| Atlanta, GA | $320 |
*Average cost data sourced from HomeAdvisor's survey of its users. Consult your local inspectors for quotes on their rates.
Home inspection costs by square footage
Many home inspectors charge primarily by square footage. Here's an example of what that can look like:[3]
| Size of home (sq ft) | Cost* |
|---|---|
| 1,000 | $180–250 |
| 1,400 | $250–350 |
| 1,800 | $325–450 |
| 2,200 | $395–550 |
*Actual rates may vary by inspector or market.
How much do specialized inspections cost?
Specialized inspections may be a good idea if the inspector sees evidence of defects or hazards, or if the area has a history of certain issues.
| Type of inspection | National average cost |
|---|---|
| Asbestos | $501 |
| Electrical | $125 |
| Foundation | $306 |
| Mold | $687 |
| Roof | $1,239 |
| Septic tank | $184 |
| Sewer | $999 |
| Termite | $133 |
| Well | $400 |
Standard inspections are limited in scope. As Alex Adekola, the CEO and founder of Ready Adjuster in Dallas, Texas, says, “Home inspections are primarily visual and supposed to be non-invasive. Inspectors only review accessible spaces like the roofing and the plumbing. They should not be opening walls or doing any testing that can do damage to the home. The goal is to point out visible issues or potential concerns.”
Because home inspections are non-invasive, specialized inspectors may be required for special situations. An inspector might recommend a specialized inspection in instances such as:
- Signs of mold, infestations, or outdated wiring
- Visible, significant cracks in the foundation
- Older homes with possible lead paint or asbestos
- Buying in an area with high levels of radon (check the EPA's radon maps)
These specialized tests are usually optional, though some loans may require them — for example, VA loans require a termite inspection in some states.[4]
Some inspectors may offer multiple inspections in a package deal — such as for indoor air quality — while others may contract out an expert or recommend one to you.
Other factors that affect home inspection costs
Many inspectors start with a base fee and add on job-specific costs. Pricing can vary, depending on these factors:
- Time. If inspectors feel the job will take longer than expected, they may charge by the hour or offer a range.
- Size and complexity of property. Larger homes and those with unusual features take more time to inspect.
- Age. Older homes take longer to inspect; inspectors can even bake the home's age into their fee.
- Experience. Licensed or certified inspectors or those with years of experience may charge more.
- Equipment. Use of high-tech equipment, like drones or thermal imaging, can increase the fee.
- Cost of living. Inspections can cost more in areas with a higher cost of living (New York City costs more than in Wichita).
- Distance traveled. Inspectors can charge mileage fees.
- Specialized inspections. Some issues require an expert or more technology for further evaluation.
Property type
- The most common type of home is a single-family home. Because every home is different, inspection costs for these vary the most.
- Condos are usually less expensive to inspect because the inspector will only look at what the buyer is responsible for — not the roof or anything else belonging to the HOA.
- Multi-family homes are more expensive to inspect because they're larger and have more components, like extra air conditioning and heating units. Some inspectors might also charge by the unit.
- Manufactured homes are typically smaller and simpler than site-built homes, costing less than single-family homes to inspect.
Factors like the busy season can drive rates up or down. And some inspectors can charge extra for certain tasks, like examining a crawlspace.
✍ Editor's note
According to the home inspection software company Spectora, some states require home inspectors to be either licensed or certified. CA, CO, GA, HI, IA, ID, KS, ME, MI, MN, MO, NE, PA (no license required but some rules apply), UT, VT, WY, and the District of Columbia don't.[5] Depending on their credentials, licensed or certified home inspectors might charge more for their services.
Who pays for the home inspection?
Bud Rozell, an ASHI Certified Home Inspector and owner of Good Home Inspection, says, “Typically, the buyer pays for the inspection if you want a truly independent evaluation. Often, a sales agent has an amiable relationship with some inspectors. I advise that homebuyers research and interview for their own home inspector.”
According to one survey, the buyer paid for 79% of home inspections.[6] A buyer can negotiate with the seller to pay for the inspection, which usually only works in a buyer's market.
Is a home inspection worth it?
Home inspections are one of the most important negotiating tools for home buyers. According to a Clever Real Estate survey, home sellers spend an average of $19,773 on repairs and renovations after negotiating with the buyer, and the home inspection report is key to this process.[7]
As a buyer, you should almost always expect to receive some concessions from the seller; nearly 90% of recent sellers (89%) said they made at least one concession to the buyer. “Money for repairs” was the second-most common concession (27% of sellers), close behind “reduced asking price” (29%).[7]
A home inspection can:
- Help you avoid a money pit — and save your earnest money deposit if your offer has an inspection or repair contingency
- Spot needed repairs and save you money in the long run
- Give you negotiating power
- Give you peace of mind
Let's say the home inspector finds a wiring issue with a house you like and recommends an electrician. For an additional $200, the electrician discovers the home is partially wired with aluminum — a serious fire risk.
You could be on the hook for thousands of dollars in repairs after you bought the house — not to mention a major hazard. Equipped with this information from a home inspection, you now have options:
- Ask the seller to rewire the home with copper before you close
- Negotiate with credits to match the cost of the rewiring job
- Walk away from the deal
If your contract includes an inspection contingency and the home inspection uncovers something you don't like, you have options — even if the seller refuses to negotiate.
Should I waive the home inspection?
In most cases, we don't recommend waiving the home inspection. Only 14% of buyers purchase a home without getting a home inspection.[6]
“It is almost always worthwhile,” says Daniel Cabrera, Owner of Sell My House Fast in San Antonio, Texas, “and waiving only makes sense when the buyer has deep reserves and is willing to assume the risk of repairs, or when it is a full rehab and the price is appropriate.” Waiving the inspection may only work in some situations, like these:
- You're buying a fixer-upper or heavily damaged property.
- You're an investor, and you've planned for major renovation expenses.
- You're trying to make your offer more desirable in a hot market. Waiving the inspection are still risky, so talk with your agent before signing.
Repair contingencies
Instead of waiving a home inspection contingency, consider a repair contingency, which says you'll perform an inspection but are only concerned about total repair costs above a certain threshold. This shows the seller you're a serious buyer only looking for big problems — you won't bail just because the house needs new carpet.
If you include, say, a $5,000 repair contingency in your purchase offer, all repairs you request to be uncovered by the home inspection must tally to at least $5,000 for you to exit the sale without losing the earnest money.
The home inspector might be able to give estimates for repairs or recommend a contractor.
Even if you need additional specialized inspections, it's not worth skipping out on the cost.
What does a home inspection cover?
The home inspection covers all the home’s major systems and components. According to the professional standards set forth by the American Society of Home Inspectors, this includes:[8]
- Structure (foundation, framing, etc.)
- Home exterior
- Roof
- Plumbing
- Electrical system
- HVAC
- General interior (walls, ceilings, floors, etc.)
- Insulation and ventilation
- Fireplace and other solid fuel-burning appliances
Just as important is what a home inspection doesn’t cover. A basic home inspection doesn’t include potential issues like termites, radon gas, mold, sewage systems, asbestos, and cosmetic problems.
Suppose you have reason to suspect the presence of serious issues like mold or pest infestations. In that case, you might want to pay for a specialized supplemental inspection specific to your concerns.
How long does a home inspection take?
The home inspection takes 2–4 hours on average, and the inspector usually submits their completed inspection report within a day or two.
Depending on how busy your local market is and how many inspectors are working in the area, securing an appointment could take up to a week. Start calling around to inspectors as soon as you sign your purchase agreement to ensure that you get everything done within the inspection period.
How to save money on a home inspection
You can shop around for home inspectors to compare rates and quotes. Make sure to give prospective home inspectors accurate information for pricing — type of home, square footage, age, location, etc. — and see if they have package deals for specialized inspections.
Ideally, your real estate agent will know of a reliable home inspector. Some agents have preferred inspectors, and they may be able to get you a discount.
How to find a home inspector near you
Your real estate agent will likely be able to recommend several home inspectors they've worked with in past transactions. Additionally, free online services like Angi or HomeAdvisor make it easy to find local home inspectors, read reviews, and request quotes.
When looking for an inspector, you should make sure anyone you’re considering is a member of the American Society of Home Inspectors (ASHI) or the International Association of Certified Home Inspectors (InterNACHI).[9]
You can also use these tools to find licensed or certified inspectors in your area:
FAQ
When does a home inspection happen?
Buyers usually start a home inspection soon after their offer has been accepted but before the appraisal. On average, the inspection takes 2–4 hours, and the inspector should return their completed report within a day or two.
Is a home inspection the same as an appraisal?
No, a home inspection is strictly about the home's physical condition, not its value. A home appraisal is a professional estimate of how much a home is worth on the market.
Are home inspections required?
Home inspections are usually optional but highly recommended before buying a house.
Some mortgage lenders may require an inspection if the appraiser spots a glaring issue, like a bad foundation. Some VA and FHA loans require an appraisal that includes some inspection aspects, but it's not a full home inspection.
Who pays for the home inspection?
The buyer is expected to pay for the home inspection. Sellers can hire their inspector before listing to the market, but buyers will generally want their own inspection done.
However, buyers can negotiate for the seller to cover all or part of the inspection fee. A recent survey of sellers found that a little over a quarter of recent sellers (26%) made a concession of “inspection cost assistance” to the buyer.[7]
Can I back out of a purchase after the home inspection?
If the seller refuses to negotiate, or you aren’t happy with the concessions offered, you can back out of the deal and keep your earnest money— as long as you have an inspection or repair contingency.
You can still back out of the deal without that contingency, but you might lose your earnest money.
