Last Updated: January 2026

Understanding home inspection cost is essential for any home buyer preparing for one of the biggest purchases of their life. A professional home inspection gives you critical information about a property's condition before you commit, but how much should you expect to pay?

The average home inspection cost ranges from $300 to $500 for a standard single-family home in 2026. However, prices vary significantly based on the home's size, age, location, and what additional inspections you need. Larger homes, older properties, and specialized inspections like radon or mold testing can push total costs to $700-$1,000 or more.

In this comprehensive guide, we'll break down exactly what you can expect to pay for a home inspection, what factors affect pricing, and whether the investment is worth it. Whether you're a first-time home buyer or a seasoned investor, knowing these costs upfront helps you budget properly and avoid surprises.

Average Home Inspection Cost in 2026

The cost of a home inspection depends primarily on the size of the property. Here's what you can expect to pay for a standard general home inspection:

Home Size (sq ft)	Average Cost	Typical Range
Under 1,000 sq ft	$250	$200-$300
1,000-1,500 sq ft	$325	$275-$375
1,500-2,000 sq ft	$375	$325-$450
2,000-2,500 sq ft	$425	$375-$500
2,500-3,000 sq ft	$500	$425-$575
3,000-4,000 sq ft	$575	$500-$700
Over 4,000 sq ft	$700+	$600-$1,000+

These prices reflect a comprehensive general home inspection that covers the major systems and components of the property. Additional specialized inspections cost extra and are discussed below.

What Factors Affect Home Inspection Cost?

Several factors influence how much you'll pay for a home inspection:

1. Home Size and Square Footage

As shown above, larger homes cost more to inspect because they take longer and have more systems to evaluate. A 4,000+ square foot home may take 4-5 hours to inspect thoroughly, while a small condo might only take 1-2 hours.

2. Home Age

Older homes often cost more to inspect because they typically have:

• More potential issues to document
• Outdated systems (electrical, plumbing) requiring closer examination
• Previous repairs or modifications to assess
• Historical features that need specialized knowledge

A home built before 1970 may cost $50-$100 more than a similar-sized newer home.

3. Geographic Location

Home inspection costs vary significantly by region due to differences in cost of living, market competition, and regional requirements:

Region	Average Cost
Northeast (NY, NJ, MA, CT)	$400-$600
West Coast (CA, WA, OR)	$400-$550
Midwest (IL, OH, MI)	$300-$450
South (TX, FL, GA)	$300-$475
Mountain West (CO, AZ)	$350-$500
Rural Areas	$275-$400

4. Property Type

Different property types have different inspection costs:

• Single-family home: $300-$500 (standard)
• Condo/Townhome: $250-$400 (often less since exterior isn't inspected)
• Multi-family (2-4 units): $400-$800
• Mobile/Manufactured home: $250-$400
• New construction: $400-$600 (may need multiple inspections)

5. Additional Structures

If the property includes additional structures, expect to pay more:

• Detached garage: +$50-$100
• Guest house/ADU: +$150-$300
• Barn or outbuilding: +$100-$200
• Pool house: +$75-$150

Additional Inspection Costs: Specialized Testing

A standard home inspection covers the major systems, but many buyers need additional specialized inspections. These are either required by lenders, recommended by your inspector, or prudent based on the property's characteristics.

Common Add-On Inspections

Inspection Type	Average Cost	When Needed
Radon testing	$125-$200	Basements, certain geographic areas
Termite/WDI inspection	$75-$150	Often required by lenders; common in warm climates
Mold inspection	$300-$600	If mold suspected or water damage visible
Sewer line scope	$150-$300	Older homes, mature trees near sewer line
Well water testing	$100-$300	Properties with private wells
Septic inspection	$250-$500	Properties with septic systems
Pool/spa inspection	$150-$300	Properties with pools
Roof certification	$100-$250	Older roofs or insurance requirements
Chimney inspection	$125-$300	Homes with fireplaces
Foundation inspection	$300-$600	If cracks or settling observed
HVAC inspection	$100-$200	Older systems or detailed assessment needed
Lead paint testing	$250-$400	Homes built before 1978
Asbestos testing	$250-$750	Older homes with suspected asbestos materials

Bundling Add-On Inspections

Many home inspectors offer discounted packages when you bundle services. For example:

• General inspection + radon + termite: Save $50-$100 vs. ordering separately
• Full package (general + radon + termite + sewer): Save $100-$200

Ask your inspector about package deals before scheduling individual services.

Total Home Inspection Cost: Real Examples

Here are some realistic total cost examples to help you budget:

Example 1: Starter Home

• Property: 1,400 sq ft, built 2005, Midwest location
• General inspection: $325
• Radon testing: $150
• Total: $475

Example 2: Suburban Family Home

• Property: 2,800 sq ft, built 1995, pool, East Coast
• General inspection: $525
• Radon testing: $175
• Termite inspection: $100
• Pool inspection: $200
• Total: $1,000

Example 3: Older Rural Property

• Property: 2,200 sq ft, built 1965, well, septic, outbuilding
• General inspection: $450
• Septic inspection: $400
• Well water testing: $200
• Outbuilding inspection: $100
• Radon testing: $150
• Total: $1,300

Who Pays for the Home Inspection?

In the vast majority of real estate transactions, the buyer pays for the home inspection. This makes sense because:

• The inspection protects the buyer's interests
• The buyer chooses the inspector
• The report belongs to the buyer
• Findings may be used in buyer negotiations

The home inspection is typically ordered after the purchase agreement is signed but before the inspection contingency deadline expires. This gives you time to review findings and negotiate or walk away if serious issues are discovered.

When Sellers Pay for Inspections

There are situations where sellers pay for inspections:

• Pre-listing inspection: Some sellers order an inspection before listing to identify and fix issues proactively
• Termite inspection: In some states or markets, sellers traditionally pay for the termite inspection
• Negotiated concessions: Sellers may agree to pay for additional inspections as part of negotiations

Is a Home Inspection Worth the Cost?

Absolutely yes. A home inspection is one of the best investments you can make when buying a home. Here's why:

Potential Savings from Inspections

Common issues discovered during inspections can cost thousands to repair:

Issue Discovered	Average Repair Cost
Roof replacement	$8,000-$25,000
Foundation repair	$5,000-$30,000
HVAC replacement	$5,000-$15,000
Electrical panel upgrade	$2,000-$5,000
Plumbing replacement	$4,000-$15,000
Termite damage repair	$3,000-$10,000
Mold remediation	$2,000-$15,000
Sewer line repair	$3,000-$25,000

A $400 home inspection that reveals a $15,000 foundation issue gives you the information to negotiate a price reduction, request repairs, or walk away from a money pit.

Negotiating Power

Beyond protecting you from surprises, the inspection report gives you negotiating leverage. Common negotiation outcomes include:

• Price reduction: Seller lowers the price to account for needed repairs
• Repair credits: Seller provides closing cost credit for repairs
• Completed repairs: Seller fixes issues before closing
• Home warranty: Seller purchases a warranty to cover potential failures

Your real estate agent can help you navigate these negotiations based on the inspection findings and local market conditions.

What Does a Home Inspection Cover?

A standard home inspection evaluates the visible and accessible components of these major systems:

Structural Components

• Foundation (visible portions)
• Framing and structure
• Walls, ceilings, and floors
• Roof structure and materials
• Attic ventilation and insulation
• Basement and crawl spaces

Exterior

• Siding and trim condition
• Windows and doors
• Driveways and walkways
• Grading and drainage
• Decks, porches, and patios
• Gutters and downspouts

Roofing

• Roof covering material and condition
• Flashing around penetrations
• Chimneys and skylights
• Estimated remaining life
• Evidence of leaks

Plumbing

• Water supply and distribution
• Drain, waste, and vent systems
• Water heater condition and age
• Fixtures and faucets
• Water pressure testing

Electrical

• Service panel and capacity
• Wiring type and condition
• Outlets, switches, and fixtures
• GFCI protection in wet areas
• Smoke and CO detectors

HVAC Systems

• Heating system operation
• Cooling system operation
• Ductwork condition
• Thermostat function
• Equipment age and maintenance

Interior

• Wall and ceiling condition
• Flooring condition
• Door and window operation
• Built-in appliances
• Garage door and opener

How to Save Money on Home Inspections

While you shouldn't cheap out on something this important, there are legitimate ways to reduce home inspection costs:

1. Bundle Services

Order multiple inspections from the same provider. Most inspectors offer 10-20% discounts on bundled services like radon, termite, and sewer inspections.

2. Compare Multiple Quotes

Get quotes from 2-3 licensed inspectors. Prices can vary by $100+ for the same property. But remember: the cheapest option isn't always the best. Look at reviews, credentials, and experience too.

3. Skip Unnecessary Add-Ons

Not every property needs every inspection. For example:

• Skip radon testing for homes without basements in low-risk areas
• Skip well testing if on city water
• Skip pool inspection if you don't have a pool (obvious, but check what's included)

Ask your real estate agent which additional inspections make sense for your specific property.

4. Attend the Inspection

Being present allows you to ask questions and learn about the home directly. This can prevent misunderstandings that lead to follow-up visits or additional consultations.

5. Use Inspector Recommendations

Agents often know which inspectors offer the best combination of quality and value. They've seen dozens of inspection reports and know who's thorough without being overpriced.

How to Choose a Home Inspector

The home inspection cost matters, but quality matters more. Here's how to choose the right inspector:

Credentials to Look For

• State licensing: Most states require home inspectors to be licensed
• Professional certifications: ASHI (American Society of Home Inspectors), InterNACHI, or state associations
• Errors & Omissions insurance: Protects you if something is missed
• Experience: Look for 3+ years or 500+ inspections

Questions to Ask Before Hiring

• How long have you been inspecting homes?
• How many inspections have you completed?
• What does your inspection cover?
• What's not included?
• How long will the inspection take?
• When will I receive the report?
• Can I attend the inspection?
• What certifications do you hold?
• Do you carry E&O insurance?

Red Flags to Avoid

• Unusually low prices (cutting corners?)
• No credentials or licensing
• Won't let you attend
• Very short inspection times quoted
• No written report provided
• Also offers repair services (conflict of interest)

Home Inspection Cost by State

Here's a general overview of average home inspection costs across different states for a standard 2,000 sq ft single-family home:

State	Average Cost	Typical Range
California	$450	$350-$600
Texas	$400	$300-$525
Florida	$375	$300-$475
New York	$500	$400-$650
Illinois	$400	$325-$500
Pennsylvania	$425	$350-$550
Ohio	$350	$275-$450
Georgia	$375	$300-$475
North Carolina	$375	$300-$475
Michigan	$350	$275-$450
Arizona	$400	$325-$500
Colorado	$425	$350-$550
Washington	$450	$375-$575
Massachusetts	$475	$400-$600
New Jersey	$475	$400-$600

Note: These are estimates for standard inspections. Actual prices vary by metro area, property characteristics, and inspector.

When to Order Additional Inspections

Your general inspector may recommend additional specialized inspections based on their findings. Here's guidance on when to order specific add-ons:

Radon Testing

Recommended when: The home has a basement, is in a high-radon area (check EPA maps), or you want peace of mind. Radon is the #2 cause of lung cancer.

Termite/WDI Inspection

Required when: Many lenders require it, especially FHA and VA loans. Always recommended in warm, humid climates where termites thrive.

Sewer Line Scope

Recommended when: Home is 25+ years old, has mature trees near the sewer line, or the general inspector notes slow drains. Sewer repairs can cost $10,000+.

Mold Inspection

Recommended when: Visible mold is present, there's a musty smell, evidence of past water damage, or occupants have unexplained allergies. General inspectors note suspected mold but can't confirm it.

Well and Septic

Required when: The property uses private water and sewage systems. Lenders often require these inspections, and issues can be expensive to fix.

The Home Inspection Process: What to Expect

Here's a timeline of the typical home inspection process:

Before the Inspection

1. Accept the seller's offer or negotiate terms
2. Ask your agent for inspector recommendations
3. Compare 2-3 inspectors on credentials, reviews, and price
4. Schedule the inspection (usually within 7-10 days of offer acceptance)
5. Coordinate access with the seller's agent

Day of the Inspection

1. Inspector arrives and spends 2-4 hours examining the property
2. You're encouraged to attend (at least the last 30-60 minutes for the walkthrough)
3. Ask questions, good inspectors educate as they go
4. Inspector takes photos and notes throughout

After the Inspection

1. Receive written report within 24-48 hours
2. Review findings with your real estate agent
3. Decide: proceed, negotiate, or walk away
4. If needed, order additional specialized inspections
5. Submit repair requests or renegotiate price before contingency expires

Frequently Asked Questions

How much does a home inspection cost for a condo?

Condo inspections typically cost $250-$400, which is often less than single-family homes. This is because exterior elements, roof, and common areas aren't included, those are the HOA's responsibility. The inspector focuses on the unit's interior systems.

How long does a home inspection take?

A standard home inspection takes 2-4 hours depending on the home's size, age, and condition. Larger or older homes take longer. You should plan to attend at least the final hour for the walkthrough and summary.

Can I negotiate inspection cost with the inspector?

Some inspectors may offer modest discounts, especially for bundled services or if you're flexible on scheduling. However, be cautious about heavily discounted inspections, quality matters more than saving $50.

Do new homes need inspections?

Yes! New construction homes definitely need inspections. Builders make mistakes, and municipal code inspections don't catch everything. Many issues are found in brand-new homes, and it's easier to get the builder to fix them before you close.

What if the inspection reveals major problems?

You have options: negotiate a lower price, request the seller make repairs, ask for closing credits, or walk away if you have an inspection contingency. Your real estate agent will guide you through the best approach based on the issues and market conditions.

Should I get a home inspection if buying "as-is"?

Absolutely. "As-is" means the seller won't make repairs, but you still want to know what you're buying. The inspection reveals problems that help you decide whether the price is fair or if you should walk away.

The Bottom Line

The average home inspection cost of $300-$500 is one of the best investments you'll make when buying a home. This modest expense can save you thousands by revealing hidden problems, giving you negotiating power, and helping you make an informed decision about one of life's biggest purchases.

When budgeting for your home inspection, plan for:

• General inspection: $300-$500+ based on home size
• Common add-ons: $200-$500 for radon, termite, and other specialized tests
• Total budget: $500-$1,000 covers most situations

Work with an experienced real estate agent who can recommend quality inspectors and help you navigate the findings. A good inspection combined with professional guidance ensures you buy with confidence.