How much does a home inspection cost?

Standard home inspections cost $300–$500 in 2026, with a national average around $344. Price depends primarily on home size: expect around $280–$350 for homes under 1,500 sq ft and $400–$500+ for homes over 2,500 sq ft.

What does a home inspection cover?

A standard inspection covers the structure (foundation, roof, framing), exterior, plumbing, electrical, HVAC, insulation, and interior systems including windows, doors, walls, ceilings, and floors. It does not include mold testing, radon, asbestos, sewer lines, or pests — these are separately priced add-ons.

Who pays for the home inspection?

In almost all transactions, the buyer pays for and schedules the home inspection. It's paid directly to the inspector and is separate from closing costs. Sellers occasionally commission pre-listing inspections at their own expense.

Is a radon test worth adding to a home inspection?

Yes. Radon is the second leading cause of lung cancer in the U.S. The EPA recommends testing all homes. Testing costs $125–$250; mitigation costs $800–$2,500 if levels are elevated. Discovering elevated radon before closing gives you negotiating leverage.

How long does a home inspection take?

A standard 2,000 sq ft home takes 2–3 hours for a thorough inspection. Larger homes, older homes, and homes with crawl spaces or multiple HVAC systems can take 4+ hours. Attend the full inspection rather than just the walkthrough summary at the end.

Home Inspection Cost Guide: What's Included & What to Expect

Understand home inspection costs in 2026, what a standard inspection covers, when to add specialized inspections, and how size affects the price.

Related Calculators

Home Inspection Cost Calculator
Estimate home inspection cost from base fee, home size surcharge, age surcharge and optional specialty inspections.

Home Inspection Costs in 2026

A standard home inspection in 2026 costs $300–$500, with the national average around $344. Prices vary by home size, age, and geographic location.

Home Size	Typical Cost
Under 1,000 sq ft	$240–$300
1,000–1,500 sq ft	$280–$350
1,500–2,000 sq ft	$300–$400
2,000–2,500 sq ft	$350–$425
2,500–3,500 sq ft	$400–$500
3,500+ sq ft	$500–$750+

Geographic variation is significant: inspections average $300 in the Midwest, $375–$430 in the Northeast and mid-Atlantic, and $350–$475 in California.

What a Standard Inspection Covers

A licensed home inspector examines accessible components across all major building systems:

Structural: - Foundation (visible portions — cracks, settlement, moisture intrusion) - Framing (attic inspection, exposed structural elements) - Roof covering, flashing, gutters, and drainage - Exterior walls, grading, and drainage around the foundation

Mechanical systems: - HVAC — heating and cooling equipment, ductwork, filters - Plumbing — water heater, visible supply and drain lines, fixtures - Electrical — panel, wiring, outlets, GFCIs, smoke detectors - Insulation and ventilation

Interior: - Walls, ceilings, floors (visible from inside) - Windows and doors — operation, sealing, signs of moisture intrusion - Garage — door operation, firewall separation, outlets

A standard inspection does not include testing for mold, radon, asbestos, oil tank presence, or sewer line camera inspection — these are add-on services.

Specialized Add-On Inspections

Add-On	Typical Cost	When to Order
Radon test	$125–$250	All homes in elevated-risk areas; EPA recommends testing all homes
Mold inspection	$300–$600	Visible mold, musty odors, past water damage
Sewer scope (camera)	$150–$350	Homes over 20 years old, large trees near sewer line
Termite/wood-destroying insects	$75–$150	Most southern and humid-climate transactions
Asbestos test	$200–$800	Homes built before 1980
Oil tank sweep	$200–$400	Homes in the Northeast that previously used oil heating
Pool/spa inspection	$100–$200	Any property with a pool or spa
Chimney inspection	$200–$400	Wood-burning fireplaces, brick chimneys

The cost of overlooking a needed add-on inspection typically far exceeds its price. A failed sewer line costs $3,000–$15,000+ to replace; a radon test that would have caught elevated levels costs $125.

Who Pays for the Inspection?

In virtually all residential transactions, the buyer pays for and schedules the home inspection. The fee is paid directly to the inspector and is not financed into the mortgage. It's separate from your closing costs and is typically paid at the time of inspection.

Sellers in competitive markets sometimes commission a pre-listing inspection ($300–$500) to identify issues before listing and avoid contract renegotiations. This is the seller's expense and does not replace the buyer's independent inspection.

What the Calculator Estimates

The calculator takes home size and location to produce a range estimate for a standard inspection. Input the square footage to see the typical cost range for your area. Use this as a starting point before requesting actual quotes from local licensed inspectors.

How to Choose an Inspector

Verify licensing in your state (ASHI or InterNACHI membership is a useful indicator but not a substitute for a state license where required)
Ask for a sample report — a good inspector produces clear, photo-documented findings with severity ratings
Expect 2–3 hours for a typical home, longer for larger or older homes
Attend the inspection — inspectors explain findings in person in more detail than a written report

Common Mistakes

Hiring the cheapest inspector available. A low-quality inspection that misses a significant issue costs far more than the $50 you saved on the inspection fee.

Not attending the inspection. The written report is useful; the in-person walk-through where the inspector explains what they're seeing is more valuable. First-time buyers especially benefit from attending.

Skipping add-ons to save money. Radon testing costs $125–$250. Mitigation (if needed) costs $800–$2,500. A positive radon test at the time of sale is a powerful negotiating point; discovering it post-purchase is purely your expense.

Related Guides

Frequently Asked Questions

How much does a home inspection cost?: Standard home inspections cost $300–$500 in 2026, with a national average around $344. Price depends primarily on home size: expect around $280–$350 for homes under 1,500 sq ft and $400–$500+ for homes over 2,500 sq ft.
What does a home inspection cover?: A standard inspection covers the structure (foundation, roof, framing), exterior, plumbing, electrical, HVAC, insulation, and interior systems including windows, doors, walls, ceilings, and floors. It does not include mold testing, radon, asbestos, sewer lines, or pests — these are separately priced add-ons.
Who pays for the home inspection?: In almost all transactions, the buyer pays for and schedules the home inspection. It's paid directly to the inspector and is separate from closing costs. Sellers occasionally commission pre-listing inspections at their own expense.
Is a radon test worth adding to a home inspection?: Yes. Radon is the second leading cause of lung cancer in the U.S. The EPA recommends testing all homes. Testing costs $125–$250; mitigation costs $800–$2,500 if levels are elevated. Discovering elevated radon before closing gives you negotiating leverage.
How long does a home inspection take?: A standard 2,000 sq ft home takes 2–3 hours for a thorough inspection. Larger homes, older homes, and homes with crawl spaces or multiple HVAC systems can take 4+ hours. Attend the full inspection rather than just the walkthrough summary at the end.

Last updated 7/28/2026