How Much Does A Home Inspection Cost? A Breakdown Of Factors And Fees

A home inspection is an essential step in the home buying process. It gives the buyer an opportunity to discover potential issues with the home before closing. They can use the information on the inspection report to decide whether they can afford to buy the home.

Some lenders encourage – or even require – you to have an inspection completed by an American Society of Home Inspectors (ASHI) certified professional. If it’s not mandatory, you can still order a home inspection yourself. If you’re planning to schedule a home inspection, you’ll likely want to know how much it will cost you.

Average home inspection costs vary depending on several factors, which we’ll break down in this article. Read on to learn how much a home inspection costs.

How Much Does A Home Inspection Cost?

For a professional home inspection, you can expect to pay anywhere from $300 – $450 and up. Though the 2021 national average home inspection cost ranges from $280 – $400, an inspection report can ultimately save you thousands of dollars in repair costs.

It’s a good idea to hire an inspector, even though you’re already paying a lot of fees while buying a home. Any qualified real estate agent will emphasize the importance of a home inspection, especially in older homes. While your home might look good to your untrained eye, a professional can find problems that are difficult to spot.

With a quality home inspection, you’ll have confidence in knowing that the home you’re purchasing is in good shape.

What Factors Determine The Cost Of A Home Inspection?

Home inspections don’t cost the same amount for everyone. The price you pay for a home inspection will depend on three factors: location, square footage and provider. Let’s discuss how each of these factors impacts house inspection costs.

Location

The cost of a home inspection depends on its location. While home inspection costs don’t fluctuate a ton from city to city, there are differences. Plus, you might get a more accurate idea of the cost of your inspection using averages in your area rather than cities across the country.

Here are some examples of how much an average home inspection costs in different real estate markets according to HomeAdvisor:

Square Footage

The bigger the home, the more a home inspector has to check. So the cost of a home inspection will be more expensive for larger homes than smaller ones.

Since a home inspector checks basements and attics, they might be included in the square footage used to calculate their rate. For example, if your single-family house is 1,700 square feet with a 600-square-foot basement, the inspector may price your job as if they were inspecting a 2,300-square-foot home.

The average cost of a home inspection, depending on the size of the home, is as follows:

Provider

Pricing also depends on the service provider. When you call inspectors in your area, you’ll likely get multiple quotes with different prices. Some inspectors charge more because of their experience or the complexity of the inspection.

When deciding on a home inspector, you shouldn’t necessarily choose the inspector with the lowest price. Be sure to ask about their experience and certifications. Ask how long your inspection will take, whether you can be present and what type of inspection report format they use. You’ll also want to ask how long it will take to receive the report if you’re on a tight timeline.

Your real estate agent can also be a great resource for recommending reputable inspectors in your area.

Home Inspection Cost FAQs

Here are some frequently asked questions and answers that can help you better understand house inspection costs and the factors that affect them.

What are special home inspections?

Any home inspector you hire is likely to be a generalist, meaning they can inspect most things in the home. But they may suggest that a specialized home inspector come in for anything they don’t cover. Special home inspections include a pest inspection, radon testing, a foundation inspection and a roof inspection.

Your general inspector might recommend special inspections based on their findings. For example, they may suggest that a chimney inspector come out to look at a chimney they can’t access. They could also recommend a structural engineer inspect the house for foundation issues if they find cracks in the basement.

How much is a special home inspection?

Special home inspections vary in cost as well. Depending on location, scope and individual provider, it can still be worth the expense to have an expert’s opinion. To get an idea of how much you can expect to spend, we’ve included some average costs:

Who pays for a home inspection – the buyer or seller?

Home buyers are responsible for home inspection costs in most cases. Sellers may be willing to cover these costs via seller concessions. Buyers can request the seller pay for the home inspection, but they’re under no obligation to do so.

Is the home inspection included in closing costs?

The home inspection isn’t usually included in closing costs – it’s an optional expense for the home buyer. On the other hand, a home appraisal issued by your lender is covered in your closing costs.

What’s more expensive – a home inspection or home appraisal?

A home appraisal for a single-family home costs $355 on average, according to HomeAdvisor. Meaning, home appraisal costs are slightly higher than home inspection costs, but they’re extremely similar. One difference is how they’re paid – home appraisal fees are typically included in closing costs, while home inspection costs aren’t.

Who pays for the necessary repairs revealed after the home inspection?

Who pays for the repairs revealed in the inspection usually depends on the nature of the repairs. Buyers are usually responsible for minor repairs, while sellers might pay for major updates that will help the house meet certain health and safety standards. But in most cases, sellers don’t legally have to pay for repairs revealed in an inspection.

Who pays for repairs also depends on inspection contingencies laid out in the offer, For example, if a cost-of-repair contingency is included in the offer, the seller may be responsible for a certain percentage of repairs. If the buyer waived the home inspection, they’ll be responsible for repair costs.

The Bottom Line: Home Inspection Costs Are Often Worth It

First-time home buyers may consider bypassing a home inspection due to cost, but a home inspection expense is an investment in financial security. With a home inspection, homeowners are less likely to have any expensive surprises pop up after closing on their new home.

When making offers, protect yourself by including a home inspection contingency. This legally allows you to walk away or renegotiate your offer based on the findings of the report.

As you tour potential homes, make sure you get approved for a mortgage before making an offer. An approval can strengthen your offer and ensure you’re searching for homes in your budget.