Overview: Home Inspectors
A home inspection is the buyer's own look at a house before the sale closes. The inspector walks the roof, the attic, the crawl space, the electrical panel, the heating and cooling equipment, the visible plumbing and the grading around the foundation, then writes up what is broken, what is aging and what is unsafe. It is a visual inspection of what can be reached on the day.
That limit is the part buyers misread. Nothing behind a finished wall, under the slab or buried in the yard gets opened. Inspectors do not move stored boxes, lift carpet or dig. A careful one names the area that was blocked instead of quietly leaving it out. Extra tests are ordered separately: radon, a camera run down the sewer line, thermal imaging, a termite letter for the lender.
Licensing exists in many states and not in others, so treat the credential as something to check rather than assume. Ask whether the same outfit also sells repairs, because an inspector with a repair crew has a reason to find work. Walk behind the inspector if you can; an hour on site teaches you more than the write-up ever will.
Pick your state, then your city, to see who inspects in that area.
Cost of home inspections
A base home inspection and specialist testing are different purchases. Match property size and access, then check which report, follow-up, and add-on services the quote includes.
| Service or scope | Planning range | What this covers |
|---|---|---|
| Detached-home inspection | $350–$500per inspection of a specified home | General inspection of a roughly 1,500–2,000-sq.-ft. single-family home with ordinary access.Ask whether basement, crawlspace, detached buildings and older-home surcharges are included.Included scope and possible extrasScope used for this estimate: Agreed visual inspection; Written report Outside this estimate: Specialist testing; Destructive investigation |
| Radon test add-on | $150–$250per specified radon testing protocol | Professional radon test booked with the general home inspection.Test duration, device retrieval and report should be included; a stand-alone visit can cost more.Included scope and possible extrasScope used for this estimate: Test deployment and retrieval; Results report Outside this estimate: Mitigation; Repeat testing |
| Sewer camera inspection add-on | $150–$250per accessible residential sewer line | Camera inspection of one accessible residential sewer lateral, added to a home inspection.Confirm recording/report, reachable length and charges if the cleanout is buried or the camera cannot pass.Included scope and possible extrasScope used for this estimate: Camera inspection; Findings and available recording Outside this estimate: Drain clearing; Excavation |
| Repair reinspection | $100–$200per return visit for an agreed item list | Return visit to verify an agreed list of repairs after the original inspection.This is not a new full inspection. Travel or an expanded checklist can add to the fee.Included scope and possible extrasScope used for this estimate: Specified follow-up checks; Written update Outside this estimate: Full repeat inspection; Additional specialist testing |
What changes the price
- Home size, age, outbuildings, and difficult access.
- Specialist testing protocols and the number of add-ons.
- Report scope, turnaround, and return visits.
Ask before you book
- Which systems and areas are excluded from the base inspection?A matching checklist matters more than the headline fee.
- Which add-on tests are justified for this property?Avoid treating every optional test as automatically necessary.
- Are the report, follow-up questions, and reinspection included?Clarify which post-visit services have separate charges.
Check the scope
A general home inspection is not a guarantee against hidden defects. Specialist tests and engineering assessments need their own scope and fee.
Compare quotes wisely
Choose relevant add-ons before scheduling and compare the combined fee with separate specialist visits.
How to read these estimates
These ranges combine published U.S. prices and cost guidance for the stated work. They are budgeting estimates, not offers from listed companies or a statistical national average. Confirm the total, included work and additional charges in writing.
U.S. planning estimates. Local quotes vary by location and the scope of work.
Frequently asked questions
What does a home inspection actually cover?
The roof covering, the attic and its insulation, the structure as far as it is visible, the electrical panel and outlets, the furnace or heat pump, the water heater, visible plumbing, drainage and grading, and the doors and windows. The inspector reports condition and safety, never value. Appliances get a basic operating check and nothing deeper.
What is left out of an inspection?
Anything not accessible. Behind finished walls, under the slab, inside a sealed crawl space, beneath stored belongings, under snow, behind a panel cover that is screwed shut. Inspectors do not price repairs or predict how long a component has left. If access was blocked, the write-up should name the area and the reason, so you can decide whether to go back.
Should I attend the inspection myself?
Yes, if the schedule allows it. Walking behind the inspector turns a list of defects into a set of locations you can point at later. You learn where the water shutoff is, which breaker feeds what, and which items are cosmetic. Ask questions on site; the same question by email a week later gets a shorter answer.
Which extra tests are worth ordering?
Radon where the local geology calls for it, a sewer camera on any older house with mature trees over the lateral line, and a termite letter if your lender wants one. Thermal imaging helps an inspector spot what a flashlight misses. On a rural property add the well water sample and the septic check. Order them with the inspection, not after.
Is a pre-listing inspection worth it for a seller?
Often, yes. Finding the failed water heater yourself lets you fix it, price it in, or disclose it, instead of renegotiating under time pressure once a buyer's inspector finds it. The trade-off is that what you learn generally has to be disclosed. Sellers who skip it should at least expect the roof and the panel to come up.
