How much does a home inspection cost?
Most buyers pay $296 to $425 for a standard home inspection. Size, age, location and add-ons like radon, sewer scope and termite checks set your total.
Updated · By 
Ben Sikes
Typical inspection cost
Most buyers pay between $296 and $425 for a standard home inspection, and $344 on average, according to HomeAdvisor's cost survey. Book yours as soon as you go under contract, and book any add-on tests at the same time. The Consumer Financial Protection Bureau (CFPB) says to schedule as soon as possible so there is time for extra inspections.
Key takeaways
- Size sets the base fee, but it comes to cents per square foot, not dollars: about 14 to 21 cents on an 1,800-square-foot house.
- Radon, sewer scope and termite checks can double or triple the bill: $540 to $1,225 all in on a 2,200-square-foot house.
- Pay the inspector yourself and before closing, so the inspector is accountable to you.
What makes one inspection cost more than another?
Size comes first. Bigger homes take more time, so they cost more, and inspectors usually count the attic and basement in the square footage.
| Home size (square feet) | Typical fee |
|---|---|
| Under 1,000 | $200 to $250 |
| 1,000 to 1,500 | $225 to $325 |
| 1,500 to 2,000 | $250 to $375 |
| 2,000 to 2,500 | $275 to $400 |
| 2,500 to 3,000 | $300 to $500 |
Source: HomeAdvisor
Per square foot, that comes to cents. An 1,800-square-foot house at $250 to $375 works out to about 14 to 21 cents a foot ($250 ÷ 1,800 = $0.139, and $375 ÷ 1,800 = $0.208). Some inspectors skip the per-foot rate and charge a flat fee up to a set size, then step it up for bigger homes, per Bankrate.
Age is next. Wiring and plumbing in older homes may need a closer look, so the fee can run higher. A brand-new house costs about the same to inspect, roughly $280 to $400, per Rocket Mortgage. Location matters too: HomeAdvisor's city averages run from $300 in Miami, $330 in Los Angeles and $350 in Houston to $450 in New York and Philadelphia. An unusual house, a long drive for the inspector, or a more experienced inspector can each add to the price.
Which add-on inspections should you book?
Each of these is an extra charge on top of the base fee, booked with your inspector or a specialist.
| Add-on | Typical fee |
|---|---|
| Radon test, added to the inspection | $90 to $250 |
| Sewer scope, through your inspector | $100 to $250, depending on the area |
| Termite inspection | $75 to $325 |
| Mold inspection | $660 on average |
Sources: HomeAdvisor radon, International Association of Certified Home Inspectors (InterNACHI), sewer scope, Rocket Mortgage, HomeAdvisor inspection survey.
Add radon to every purchase. The Environmental Protection Agency (EPA) recommends that you know the indoor radon level in any home you consider buying. Adding it while the inspector is already on site often costs less than a separate visit.
Book the rest when something points to them. Ask your inspector whether the house needs a sewer scope, and ask your loan officer whether your loan requires a termite inspection. Save the mold inspection for when the general inspector flags moisture or growth.
What will the whole bill look like?
Take a 2,200-square-foot house with a radon test, a sewer scope and a termite inspection:
- Base inspection, 2,000 to 2,500 square feet: $275 to $400
- Radon test: $90 to $250
- Sewer scope: $100 to $250
- Termite inspection: $75 to $325
- Total: $540 to $1,225 ($275 + $90 + $100 + $75, and $400 + $250 + $250 + $325)
If the inspector flags moisture and you add a mold inspection, the total rises by about $660. A condo under 1,000 square feet with only a radon test lands at $290 to $500 ($200 + $90, and $250 + $250).
Who pays for a home inspection, and when?
Usually you do. Bankrate says the buyer pays in most cases, though it can be negotiated and a seller may agree to cover it. The fee isn't typically part of your closing costs: you arrange it and pay it separately, per HomeAdvisor.
Pay the inspector directly, and before closing. The CFPB warns that an inspector paid by someone else, or not paid until closing, might play down problems with the home. Ask for the fee and how to pay when you book.
Is a home inspection worth the money?
Yes. The CFPB's advice is plain: don't buy a home without having it thoroughly inspected. If the report turns up a serious flaw, such as a cracked foundation, you may decide not to buy.
The report is also where your repair request starts. The CFPB says you may be able to negotiate with the seller to fix problems or give you a credit for them, and if your contract is contingent on a satisfactory inspection, you should be able to cancel the sale without penalty. Your contract sets the deadline and the exact terms, so confirm them with your agent or attorney.
What doesn't a home inspection cover?
The visit generally takes several hours and reviews the major systems, such as heating, central air, plumbing and structure, per Bankrate. It is a visual check of the areas the inspector can reach. Under the InterNACHI Standards of Practice, the inspector is not required to report on:
- Hidden defects, or anything not readily accessible
- Mold, radon or air quality
- Pests, including insects
- Lead paint, asbestos and other environmental hazards
- Septic systems, pools, and underground items such as irrigation lines and buried tanks
- How many years the roof, furnace or any other part has left
- What repairs will cost
That last gap is the one you hit the day the report arrives.
Is a home inspection the same as an appraisal?
No. The inspection looks at the home's condition. The appraisal sets its value for the lender, and the CFPB notes you generally need both.
How do you know an inspector's quote is fair?
Use the size table above as your calculator, then interview two or three inspectors and get a quote from each. Ask each for a sample report; a more thorough one can justify a higher price. Look each one up with your state or county licensing authority; the CFPB notes that, depending on your area, inspectors may not be required to be licensed.
What should you do with the report once it arrives?
Read it for the handful of findings that matter, using how to read a home inspection report. Decide which to raise with what to ask for after a home inspection. Get a contractor's written bid on the one to three biggest items. Kept prices every line of an inspection report for $79, usually under 4 hours, and marks the ones that need a professional quote.
When your report lands and the inspection window is running, send it to Kept and have repair prices in hand before you write your request.
Sources
- HomeAdvisor, home inspection cost survey
- HomeAdvisor, radon testing cost
- Bankrate, home inspection cost guide
- Consumer Financial Protection Bureau, schedule a home inspection
- EPA, Home Buyer's and Seller's Guide to Radon
- InterNACHI Standards of Practice
- InterNACHI, sewer scope inspections
- Rocket Mortgage, home inspection cost
Cost figures are modeled from public wage and materials data unless a line says observed. Kept is accountable for the numbers on this page, and corrections go to support@usekept.com. How we price.