Find out average home inspection costs and what is included. Compare add-on inspections. Free home inspection cost guide.
A home inspection costs $300-$600 for most homes and is one of the best investments in a home purchase — revealing problems that can be used to negotiate thousands off the price or saved as a repair budget. Skipping an inspection to save $400 and then discovering $40,000 in foundation issues is a mistake that happens thousands of times per year. Our guide covers all inspection types and costs.
Standard and add-on inspections: General home inspection: $300-$600 for average home. Larger homes over 3,000 sq ft: $500-$800. Older homes (pre-1980): $400-$700 (more issues to document). Sewer scope inspection: $150-$300 — highly recommended. Radon test: $100-$200 — essential in high-radon areas. Mold inspection: $200-$600. Termite or pest inspection: $75-$150. Chimney inspection: $150-$300. Pool inspection: $100-$200. Recommended bundle: general plus sewer plus radon = $550-$1,100 total.
Standard inspection coverage: Structural components: foundation, framing, roof. Exterior: siding, grading, driveway. Roofing: condition, flashing, gutters. Plumbing: visible pipes, fixtures, water heater. Electrical: panel, outlets, wiring visible. HVAC: heating and cooling function and condition. Insulation and ventilation. Interior: walls, ceilings, floors, windows, doors. NOT included: inside walls, under concrete slabs, inside electrical panels (beyond visible), or any destructive testing.
Home inspection value: Average inspection cost $400. Average negotiated repair credits or price reduction after inspection findings: $1,000-$5,000. 10x return on investment on average. More importantly: protection against catastrophic discoveries post-closing. Foundation issue: $50,000. Mold remediation: $15,000. Roof replacement: $12,000. Any one of these makes the $400 inspection fee irrelevant. Never waive inspection — even in hot markets.
DIY home inspection limitations: You can and should do your own walkthrough — bring a checklist. But professional inspection is different because: inspectors have tools (moisture meters, thermal cameras, electrical testers), trained eye for subtle warning signs, and professional liability if they miss something. Even experienced contractors hire professional inspectors when buying homes. Use your own walkthrough to supplement — not replace — professional inspection.
Post-inspection options: Request repairs: seller fixes before closing. Request price reduction: seller lowers price by estimated repair cost. Request closing credit: seller provides cash at closing for repairs. Walk away: exercise inspection contingency and get deposit back. Accept as-is: proceed knowing full picture. Negotiation tips: prioritize safety issues and major defects, accept minor items. Do not ask for cosmetic fixes — focus on structural and mechanical issues.
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