How Much Does a Home Inspection Cost?

Home inspection costs can have a very wide range and the final price depends on a great deal of variables. In this article we will explore the different options and help you come to a reasonable expectation for what should plan to pay.

By Zachary Taylor

Your basic home inspection is pretty straightforward. In most regions it will cover the entire house and any attached structures like a garage, porch, patio, balcony and even sidewalks and driveways.

A quality home inspection with no "add-ons," as we call them in the trade, will inspect all of the major systems of the house. I give an in-depth look at what a basic home inspection covers on the home page of the website. If you haven't checked it out yet, I'll link to it here, take a peek, then come back when you're ready to read on.

Your Run-of-the-Mill Home Inspection

Even a simple home inspection has some degree of variability in price. Generally speaking, it can range from the upper $200 to around $400. That said, be mindful of additional costs regarding your geographical location, the size of the house, the age of the house and in some cases the distance from the inspector's home base. These are some of the considerations that go into the basic home inspection price. For instance, let's say you are buying a 2000 sq. ft. home that's 5 years old and right around the corner from your preferred inspector. You could probably expect to pay that inspector's base price, say $325. Now consider, a 2000 sq. ft. home, that's 45 years old, remotely located high up in the mountains and an hour away from your preferred inspector. In this scenario you will likely pay extra because its farther away, harder to get to and much older. You might now be looking at a final price over $550.

Start Thinking About Add-ons

Add-ons are where the price really starts to fluctuate, but that isn't necessarily a bad thing. First, lets go over some of the additional inspection items that are most popular.

Radon testing. Radon is a dangerous gas and the second leading contributor to lung cancer in the US according to the CDC. They also highly recommend that all homes be tested for radon gas levels.

Pools and spas. Pools and spas are popular all across the US and there are plenty of inspectors who will inspect them...for a price.

Mold. This is another additional test that compares the mold spore levels outside the home to the levels inside the home. Its a long process for the inspector and is rarely if ever considered as part of the typical home inspection. Though areas that have high moisture levels and those that have recently been impacted by hurricanes or large amounts of rainfall benefit greatly from this additional service.

Wood Destroying Organisms Report. Referencing things like termites, dry rot, carpenter ants and bees, powderpost beetles, et cetera. This is another very popular additional inspection. Generally speaking, your inspector will note evidence that wood destroying organisms may be present during the normal course of their inspection, however they will then recommend that you have an expert due further analysis. Many inspectors offer this additional service as a way for you to remove the middle man.

Water Quality Test. Your Inspector will test the home's water supply for elevated levels of lead and bacteria, and other potentially harmful additives.

Sewer or Septic Scope. Your inspector will run a camera line down the home's sewer lines to check for any damage to the piping. Seems simple, but a sewer line repair can be extremely expensive, and the difference between replacing a sewer line and paying to have it scoped could be thousands of dollars.

What Does It All Mean?

Well, lets think back to that house in the mountains. You're expecting to pay about $550 for a basic inspection, but it also has a pool and you want to have a radon test, septic scope, water quality test, and a wood destroying organism report added on. Okay, now you could be looking at anywhere between $900 and $1100 for the total package.

Now consider what your costs could be if you pass on all those add-ons. The home's pool is empty and covered, your inspector is going to bypass the pool and won't make any mention of the crack that allowed all the water to drain out. The home also has evidence of termite damage. Your inspector will note the likelihood that termites are present and recommend that you hire a specialist to further evaluate, but you need to save money so you skip that step. The home is also leaking sewage into the yard because the septic pipe was compromised by a land slide some years ago. The home's water has elevated levels of lead, and radon is seeping into the home through the basement. All of this could make the home uninhabitable, and the cost to repair everything could be astronomical.

So, Is It Worth It?

Every home is different, every buyer is different, and every home inspector is different. You really have to weigh your options. You have to decide if the costs are worthwhile. In the nightmare scenario we looked at yes, of course, it would be a worthwhile investment to tack on all those additional inspection options. But that's a worst case scenario. Maybe you're buying a home on the beach, it would be a good idea for you to get a mold inspection but termites and radon probably aren't necessary add-ons. Maybe the home has a pool but you want to fill it in anyways, skip the pool inspection. It all comes down to you, and your plans for the property.

Remember, the sellers are required to disclose knowledge of a lot of these things but in most cases the sellers are strangers and you need to decide whether or not you trust that they disclosed everything to you or if you feel you need additional guarantees.

Unfortunately, there is no direct answer on exactly how much a home inspection costs. But most home inspectors offer quotes and you can certainly call around to get some figures. And, if you're in North Carolina and need a home inspector, my online scheduler has a built-in quote generator. Go ahead, book your next home inspection!

Until we meet in person,

Zac.