Home Inspection Cost Calculator & Price Guide

A home inspection is a visual review of a home's major systems and structure, usually ordered by a buyer between contract and closing. The inspector checks the roof, foundation, electrical, plumbing, heating and cooling, and other visible components, then writes a report on what needs repair or monitoring. A buyer typically pays the fee, though sellers sometimes order a pre-listing inspection too.

Price depends mostly on the size of the home, where it is, and which extra tests you add. Figures on this page carry a check date of Oct 11, 2026.

Inspectors usually price by square footage because bigger homes take longer to walk through. Use the table to find the row closest to your home. This is a quick way to estimate your fee without a formal calculator.

Pick the size band and use that range as your base, then add any extra tests from the add-on table below. Older homes, homes with a crawl space, and properties with outbuildings may be quoted above the base range. If your home sits right on the line between two bands, expect the inspector to quote from the higher one, and ask before booking.

Local market conditions matter. Inspector demand, licensing rules, and the local cost of living all feed into the fee. The cities below give a sense of the spread.

These are single-figure averages for large metro areas, so treat them as a starting point. Prices in smaller towns and rural areas can look quite different, and the closest way to get a local price is to ask two or three licensed inspectors in your area for quotes.

A standard inspection does not include every possible test. Some risks need a specialist or special equipment, and inspectors usually price them as add-ons.

Which of these you need depends on the property. Termite or wood-destroying organism reports are often required by lenders in certain regions. Radon testing is more relevant in areas with elevated radon, which you can look up through the EPA's radon zone map. A sewer scope makes sense for older homes with mature trees, where a hidden line problem could be expensive to fix. Mold inspections are usually ordered only when there is a visible sign or a musty smell.

• Square footage. Larger homes take more time and cost more.
• Age of the home. Older homes often need extra attention to wiring, plumbing, and structure.
• Location. Metro areas tend to price higher than small towns.
• Foundation and extras. Crawl spaces, basements, pools, and detached garages add time.
• Add-on tests. Radon, termite, sewer, and mold tests each carry their own fee.
• Inspector experience. Inspectors with more training, certifications, or specialized tools may charge more.

Sources publish different ranges because they describe different groups of inspections. One may average across all U.S. sales, another may quote a narrower range from agent data, and a third may focus on typical-sized homes.

The sources in this guide land close together on the low end. Differences at the top usually come from larger homes and add-ons being counted in some figures and not others.

The fee is small next to the price of a house, and the report gives you information to negotiate repairs, ask for credits, or reconsider the purchase. Skipping one means you take on every defect the inspector would have found. Some buyers in competitive markets waive the inspection contingency, but that shifts a lot of risk to them. A licensed professional can walk you through the tradeoffs if you are considering that.

Price alone is a poor guide. A thorough inspector who spends enough time in the attic and crawl space can save you from a costly surprise. Look for a licensed inspector where your state requires one, ask for a sample report, and confirm what the base fee covers. Bundling add-ons into a single visit is often cheaper than booking separate trips, so ask whether the inspector offers a package.