How Much Does A Home Inspection Cost? (Average Prices)

how much does a home inspection cost

Do you want to learn about the typical cost of a home inspection?

The cost mostly depends on the size of the home, but other things like pools and outbuildings can increase the price. Extra services like mold testing will also be an added cost. I invite you to also read my guide on how long home inspections take.

In this guide, I will go over…

  • The average price of a home inspection
  • How much extra services cost like radon testing
  • 4 large factors that may change the price

What Is The Average Cost of a Home Inspection?

The typical cost of a home inspection is around $350 to $550 depending on your area of the country. Condos can go even cheaper such as around $250 because the exterior isn’t inspected. A good rule of thumb is to factor $150 per 1,500 square feet. So if the home is 5,000-sf — you can expect to pay around $500 for the home inspection.

You can expect a total minimum of $250 to $300 regardless of the square footage.

If you want extra services such as a sewer line inspection, mold testing, lead paint testing, asbestos testing — these services will require an extra fee. You may also be interested in reading my guide on the 16 key questions to ask during a home inspection.

Keep reading for the cost of extra home inspection services and the main four factors that affect cost…

Cost of Extra Home Inspection Services

Many home inspectors also offer extra services such as mold testing, radon testing, and sewer line camera inspections which is an added cost.

Radon Testing

Radon testing is one of the most common extra services performed during a home inspection.

Radon is a radioactive gas that can buildup in some homes that seeps from bedrock. Long term exposure to radon gas has been associated with an increase in lung cancer — especially if you are a smoker.

Radon test devices are kept in the home for 2-4 days and measures the gas level. Radon testing on the low end will be $75 but may cost as much as $150-$200.

Read Also: What Fixes Are Mandatory After A Home Inspection?

Sewer Line Camera Inspections

Sometimes older homes have very degraded sewer lines, and they are quite expensive to repair or replace. Some home inspectors offer sewer line camera inspections where we snake in a small camera into the sewer line to look for problems.

On the low end, you can expect to pay at least $100, but they may be $300 or more depending on your area and the length of the sewer line.

You may also need to get permission from the seller to do a sewer line inspection, and you may even need to remove a toilet for access.

Mold Testing

Mold testing is a pretty common service that home inspectors add to home inspections. Mold grows in places with a lot of moisture such as HVAC systems, basements, and crawlspaces.

There are two types of mold testing — air and swab. Air testing is when we use an metered air pump to determine the mold spores existent in the air. Swab testing is when we take a physical sample of visible mold.

Both of these samples (air and swab) are sent to a laboratory for identification.

You can expect to pay $50 to $125 per swab and air test.

For more details, I invite you to read my guide on home inspections for mold.

how much does a home inspection cost?
Mold in an HVAC system

4 Factors That May Affect The Cost Of A Home Inspection

The cost of a home inspection can vary dramatically depending on the region, but below are a few of the biggest factors that can affect the price of a home inspection…

1. Size of the Home

The biggest factor for the home inspection price will be the size of the home.

I could usually inspect a single level condo in an hour, so I only charged $250 for these inspections. I only had to inspect the interior so it would go much faster.

But larger homes just take longer to be inspected, we have to take more pictures, and inspect more items. A good rule of thumb is $150 per 1,500 square feet of home size but with a minimum $250 total price.

2. Outbuildings And Pools

An obvious way that a home inspection can increase in cost is if there are adjacent buildings such as in-law suites that need to be inspected. Depending on the size of the outbuilding, it can increase the cost by $50 to $100.

Pools can also add to the time and therefore cost of the home inspection. You can expect at minimum an increase in the cost by $25 to $50 for a pool and it’s equipment.

Read Also: What Is The Biggest Reason To Make Offer Contingent On A Home Inspection?

3. Age of the Home

The age of the home may affect the cost of the home inspection depending on the inspector.

Some inspectors don’t raise prices if it is an old home (I never did) but other home inspectors may increase the cost.

Older homes just tend to take longer to be inspected. Homes that are older than 50-years are going to have significantly more issues than a 5-year old home. And even if it is in good condition, it will still likely need more pictures and documentation than a new home.

Old homes tend to have a mixture of repairs and home systems that will need to be reported upon.

4. Condition of The Home

The condition of the home may also affect the cost of a home inspection. But again, not all home inspectors raise the price based on the condition of the home — I personally never did.

If the home is in poor condition, it will definitely take more time to do the home inspection.

We will have to take significantly more pictures, and we will have to investigate things more. If we miss a major defect, we can become liable.

A home inspector may raise the price by $50 to $150 for a home in very poor condition.

Read Also: 10 Home Inspection Tips For Sellers

Final Thoughts On The Cost Of A Home Inspection

In general, home inspections cost as low as $250 for smaller condos, but they can cost upwards of $750 to $1,000 in some areas for larger homes. I would say the average cost for a home inspection is in the $400 to $550 price range.

Buyers should also expect to pay the home inspector directly at the time of service or before we release the inspection report.

Extra services will also be an added cost to a home inspection, and the most common is radon testing. Radon testing will usually cost in the range of $100 to $200 as an extra cost. There is also sewer line camera inspections, mold testing, and other related services that will add to the home inspection cost.

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