A home inspection is one of the best investments you’ll make during the buying process. For $300-$500, an inspector can identify issues that could cost tens of thousands to fix.
Home Inspection Costs
| Home Size | Inspection Cost | Add-On Inspections |
|---|---|---|
| Under 1,500 sq ft | $275-$375 | +$100-$300 each |
| 1,500-2,500 sq ft | $350-$475 | +$100-$300 each |
| 2,500-4,000 sq ft | $400-$550 | +$100-$300 each |
| 4,000+ sq ft | $500-$700+ | +$100-$300 each |
| Condo | $250-$350 | +$75-$200 each |
| Older home (pre-1970) | +$50-$150 premium | Lead, asbestos testing extra |
Optional Add-On Inspections
| Inspection | Cost | When Recommended |
|---|---|---|
| Radon testing | $125-$200 | Always (especially in high-radon areas) |
| Termite/pest | $75-$150 | Always (required for FHA/VA in some states) |
| Sewer line scope | $150-$300 | Homes over 25 years old, trees near sewer |
| Mold testing | $200-$400 | Visible signs of moisture, musty smell |
| Well water test | $100-$250 | Homes with private wells |
| Septic inspection | $200-$400 | Homes with septic systems |
| Chimney inspection | $150-$300 | Homes with wood-burning fireplaces |
| Lead paint test | $200-$400 | Homes built before 1978 |
| Asbestos test | $200-$500 | Homes built before 1980 |
| Pool/spa | $150-$300 | Homes with pools |
What Inspectors Check
Structural and Exterior
| Component | What They Check | Common Issues |
|---|---|---|
| Foundation | Cracks, settling, moisture | Cracks ($500-$15,000+ to fix) |
| Roof | Age, condition, leaks, flashing | Replacement ($8,000-$20,000) |
| Siding | Condition, rot, damage | Repair/replace ($5,000-$15,000) |
| Grading/drainage | Water flow away from home | Regrading ($1,000-$5,000) |
| Gutters/downspouts | Condition, proper drainage | Repair ($200-$1,000) |
| Driveway/walkways | Cracks, settling | Repair ($1,000-$5,000) |
| Deck/patio | Structural integrity, rot | Repair ($500-$5,000) |
| Windows | Seals, operation, condition | Replacement ($300-$1,000+ each) |
Mechanical Systems
| System | What They Check | Replacement Cost |
|---|---|---|
| HVAC (heating/cooling) | Age, condition, function | $5,000-$15,000 |
| Water heater | Age, condition, capacity | $1,000-$3,000 |
| Electrical panel | Capacity, wiring type, safety | $1,500-$4,000 (panel upgrade) |
| Plumbing | Pipe type, leaks, water pressure | $2,000-$15,000 (repipe) |
| Insulation | Type, coverage, R-value | $1,000-$5,000 |
| Ventilation | Bathroom fans, attic ventilation | $200-$2,000 |
Interior
| Area | What They Check |
|---|---|
| Walls/ceilings | Cracks, water stains, sagging |
| Floors | Level, condition, squeaks |
| Doors/windows | Operation, locks, seals |
| Kitchen | Appliances, counters, cabinets, ventilation |
| Bathrooms | Plumbing, ventilation, caulking, tile |
| Attic | Insulation, ventilation, structure, moisture |
| Basement/crawlspace | Moisture, foundation, structure |
| Garage | Structure, door operation, fire safety |
Common Red Flags
Walk-Away Issues (Major)
| Issue | Estimated Cost | Why It’s Serious |
|---|---|---|
| Foundation failure (major cracks, bowing walls) | $10,000-$50,000+ | Structural integrity compromised |
| Active termite infestation with damage | $5,000-$30,000+ | Ongoing destruction |
| Galvanized or polybutylene plumbing | $8,000-$15,000 to repipe | Known failure-prone materials |
| Knob-and-tube wiring | $8,000-$20,000 to rewire | Fire hazard, insurance issues |
| Major mold remediation needed | $5,000-$30,000+ | Health hazard, structural damage |
| Roof replacement needed immediately | $8,000-$25,000 | Active leaking, water damage |
| Sewer line damage (bellied, collapsed) | $5,000-$25,000 | Raw sewage backup risk |
Negotiation Issues (Moderate)
| Issue | Estimated Cost | Typical Seller Response |
|---|---|---|
| HVAC near end of life (15-20 years old) | $5,000-$12,000 | Credit or reduce price $3,000-$6,000 |
| Water heater near end of life | $1,000-$3,000 | Often replaced or credited |
| Roof with 3-5 years remaining | $8,000-$20,000 | Credit for prorated remaining life |
| Minor foundation cracks | $500-$3,000 | Repair before closing |
| Electrical panel issues | $1,500-$4,000 | Credit or repair |
| Plumbing leaks | $200-$2,000 | Repair before closing |
Cosmetic Issues (Minor — Usually Not Worth Negotiating)
| Issue | Estimated Cost |
|---|---|
| Paint touch-ups | $200-$500 |
| Caulking/grout refresh | $50-$200 |
| Loose doorknobs/hardware | $50-$200 |
| Minor drywall cracks | $100-$300 |
| Landscape maintenance | $100-$500 |
After the Inspection: Your Options
| Scenario | Option | Typical Outcome |
|---|---|---|
| Clean inspection (rare) | Proceed to close | No changes |
| Minor issues only | Accept as-is or ask for small credit | Small ($500-$2,000) credit |
| Moderate issues | Negotiate repairs or credit | Seller credit of $3,000-$10,000 |
| Major issues | Request repair, large credit, or price reduction | 50-50 chance seller agrees |
| Deal-breakers found | Exercise inspection contingency, walk away | Earnest money returned |
Negotiation Tips
| Tip | Why |
|---|---|
| Focus on health/safety and structural issues | Sellers most likely to agree |
| Ask for credits (not repairs) | You control the contractor and quality |
| Don’t nickel-and-dime on cosmetic items | Annoys seller, risks entire deal |
| Get contractor estimates for major issues | Stronger negotiation position |
| Prioritize: pick your top 3-5 concerns | More effective than a 30-item list |
| Know your market: in seller’s markets, expect less | More leverage in buyer’s markets |
When to Skip or Waive Inspection
| Situation | Skip Inspection? | Risk Level |
|---|---|---|
| Highly competitive market (multiple offers) | Some buyers waive | HIGH — could miss $10K-$50K issues |
| New construction (builder warranty) | Sometimes skipped | MEDIUM — still recommended |
| Investment/flip property (priced for condition) | Sometimes skipped | MEDIUM — factor repairs into offer |
| Any home you’ll live in | Never skip | — |
Our advice: Never waive a home inspection. Even in competitive markets, consider an “informational” inspection (you pay for it but won’t ask for repairs) that lets you discover major issues before committing.
Related: Home Appraisal Guide | Average Closing Costs | First-Time Home Buyer Programs | True Cost of Homeownership | Average Home Insurance by State
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