How Much Does a Home Inspection Cost?
A home inspection typically costs $300–$500, with a national average around $400. The price scales mostly with the size of the home. Use the estimator below to gauge what you'll pay before you order one.
Home Inspection Cost Estimator by Home Size
| Home size | Typical inspection cost |
|---|---|
| Under 1,000 sq ft (condo or small home) | $250 – $350 |
| 1,000 – 1,500 sq ft | $300 – $400 |
| 1,500 – 2,000 sq ft | $350 – $450 |
| 2,000 – 2,500 sq ft | $400 – $500 |
| 2,500 – 3,000 sq ft | $450 – $550 |
| Over 3,000 sq ft | $500 – $700+ |
Ranges are typical general-inspection fees for single-family homes. Older homes, rural locations, and specialized add-ons (radon, termite, sewer scope) raise the total. Always confirm the price and scope with the inspector before booking.
What Drives the Price
Home inspectors usually price by the size and complexity of the property, so the biggest factor is square footage — more house means more roof, more systems, and more time on site. Beyond size, these factors push the fee up or down:
- Age of the home. Older homes have more potential defects and aging systems to document, which takes longer.
- Location. Rates run higher in high-cost metros and lower in rural areas; travel to remote properties can add a surcharge.
- Foundation and layout. A crawl space or finished basement, multiple HVAC units, or a detached garage add inspection time.
- Add-on inspections. Radon, termite/pest, mold, sewer scope, and well-water tests are billed on top of the base fee, typically $75–$300 each.
What a Home Inspector Checks
A standard inspection is a visual, non-invasive review of the home's major systems and structure. Expect the inspector to spend two to three hours examining:
- Roof — shingles, flashing, gutters, and signs of leaks.
- Structure & foundation — framing, cracks, settling, and grading.
- Exterior — siding, windows, doors, drainage, and walkways.
- Electrical — panel, wiring, outlets, and safety hazards.
- Plumbing — pipes, water pressure, drains, and the water heater.
- HVAC — heating and cooling systems and their age and condition.
- Interior — walls, ceilings, floors, attic, insulation, and ventilation.
You'll receive a written report with photos, usually within 24 hours, flagging defects and items that need repair or further evaluation. Inspectors do not open walls or predict future failures — a specialist follow-up (roofer, electrician, structural engineer) is recommended when the report raises a red flag.
How to Find a Licensed Inspector
- Search a professional directory. ASHI (American Society of Home Inspectors) and InterNACHI list certified members by area.
- Check your state's license. Many states license or certify inspectors — confirm the credential is current.
- Verify insurance. Look for errors-and-omissions and general liability coverage.
- Ask for a sample report. A thorough, photo-rich report is a good sign of a thorough inspector.
- Confirm you can attend. Walking the home with the inspector is the most valuable part of the process.
- Read recent reviews and choose your own inspector rather than defaulting to one with a stake in the sale closing.
Who Pays — Buyer or Seller?
The buyeralmost always pays for the home inspection, since it's ordered to protect the buyer. The fee is paid directly to the inspector, typically at the time of the inspection, and is separate from your closing costs. Because it comes out of pocket before closing, budget for it alongside your appraisal and other upfront costs.
Some sellers pay for a pre-listing inspection to surface issues early and price the home accordingly. Either way, inspection findings are a common negotiating tool: with an inspection contingency in your contract, you can request repairs, ask for a credit, renegotiate the price, or walk away based on what the report reveals.
Related Guides & Calculators
The inspection fee is one of several upfront costs of buying a home. See how it fits with the rest:
Frequently Asked Questions
How much does a home inspection cost?
A standard home inspection typically costs between $300 and $500, with a national average right around $400. The price scales mainly with the size of the home — a small condo may run $250–$350, while a home over 3,000 square feet can reach $500–$700 or more. Age, location, and add-on inspections (radon, termite, sewer scope) also move the figure.
What does a home inspector check?
A general inspection covers the home's major systems and structure: the roof, foundation, framing, exterior and drainage, attic and insulation, electrical panel and wiring, plumbing and water heater, HVAC (heating and cooling), and visible signs of water damage, pests, or safety hazards. The inspector delivers a written report with photos flagging defects and items that need repair or further evaluation. It is a visual, non-invasive inspection — inspectors do not open walls or test behind finished surfaces.
Does the buyer or the seller pay for the home inspection?
The buyer almost always pays for the home inspection, because it is ordered to protect the buyer's interests. The typical $300–$500 fee is paid directly to the inspector, usually at the time of the inspection, and is separate from your closing costs. Some sellers order a pre-listing inspection at their own expense to surface issues early, and inspection findings are frequently used to negotiate repairs or a price reduction before closing.
How do I find a licensed home inspector?
Start with professional directories from the American Society of Home Inspectors (ASHI) or the International Association of Certified Home Inspectors (InterNACHI), which list members by area. Confirm your state's licensing requirements — many states license or certify inspectors — and verify the inspector carries errors-and-omissions insurance. Ask for a sample report, confirm you can attend the inspection, and read recent reviews. Your real estate agent can suggest names, but choosing your own inspector avoids any conflict of interest.
Are add-on inspections worth the extra cost?
Often, yes. A general inspection excludes some specialized areas, and targeted add-ons run $75–$300 each: radon testing (~$100–$200), termite/wood-destroying-organism inspection (~$75–$150), sewer scope (~$100–$250), and mold or well-water testing where relevant. In older homes, a radon test and a sewer scope frequently catch expensive problems the standard inspection cannot see, making them worthwhile insurance on a large purchase.
Is a home inspection required to get a mortgage?
No. Lenders require an appraisal — which confirms the home is worth the loan amount — but a home inspection is optional and is for your protection, not the lender's. Skipping it is risky: the inspection is your one chance to learn a home's true condition before you own it. Most purchase contracts include an inspection contingency that lets you renegotiate or walk away based on what the inspector finds.