House Inspection Fees: What Home Inspections Cost
Real home inspection prices by square footage, add-on fees for radon, sewer scope, termite and 4-point checks, FHA 203(k) consultant fees, and budgeting tips.
On this page
- How much do house inspection fees cost?
- Common add-on inspection fees
- What a standard home inspection includes
- Home inspection vs. building inspection
- Worked examples: budgeting your inspection
- Renovation loans: FHA 203(k) consultant fees
- How to choose a home inspector
- What to do with the report
- Common mistakes
- Related guides
A standard home inspection costs about $300 to $650 for a typical single-family house, based on published price lists from inspectors in Missouri and Florida, with price rising by square footage. Add-ons such as radon testing (about $150), termite inspections ($125 to $130), sewer scopes ($175 to $325), and Florida 4-point insurance inspections ($115 to $150) can bring the total to $700 to $1,000. Older and larger homes cost more because they take longer to inspect.
If the inspection turns up work that needs permits, the building permit cost calculator can help you estimate repair permitting before you negotiate.
How much do house inspection fees cost?
Inspectors price by square footage, with surcharges for age, crawlspaces, and outbuildings. Two published price lists show the pattern:
Gingles Inspections, Branson, Missouri (Bronze package):
| Home size | Price |
|---|---|
| Up to 800 sq ft | $300 |
| 1,301–2,000 sq ft | $375 |
| 2,001–2,500 sq ft | $410 |
| 2,501–3,000 sq ft | $450 |
| 3,001–3,500 sq ft | $490 |
| Over 3,500 sq ft | $490 + $10 per additional 100 sq ft |
Target Home Inspections, Jacksonville, Florida:
| Home size | Price |
|---|---|
| Under 1,500 sq ft | $399 |
| 1,501–2,500 sq ft | $499 |
| 2,501–3,000 sq ft | $549 |
| 3,000–4,000 sq ft | $599 |
| Over 4,000 sq ft | From $649 |
Sources: Gingles Inspections services and pricing, Target Home Inspections services and pricing. Prices as published on the inspectors' websites in 2026.
These are single-company examples, not averages. Prices in high-cost metros are generally higher, and many inspectors charge extra for homes over a certain age or for detached garages and guest houses.
How size drives the price
Square footage is the main lever because it sets how long the inspector is on site. Using the Missouri list, a 4,500 sq ft house is 10 increments of 100 sq ft above 3,500, so $490 + (10 × $10) = $590, almost double the $300 price for a small home. Going from 2,500 to 2,501 sq ft moves you up a bracket at both companies, adding $40 in Missouri and $50 in Florida. When you compare quotes, give every inspector the same square footage from the listing so the quotes are comparable, and ask whether a detached garage, guest house, or crawlspace adds a fee.
Common add-on inspection fees
| Add-on | Example published prices | When it is worth it |
|---|---|---|
| Radon test (48-hour continuous monitor) | $150 (Gingles) | Any home with a basement or in a radon-prone area |
| Termite / wood-destroying insect (NPMA-33) | $125 (Gingles); from $130 (Elite Inspections, CA) | Often required by lenders in termite-prone states |
| Sewer scope | $175–$200 (Gingles); $325 per line without a home inspection (Elite) | Older homes, mature trees, clay or cast-iron sewer lines |
| Pool and spa | $100 (Elite) | Any property with a pool |
| Florida 4-point | From $115 (Target); $119.95 (HIS); $150 stand-alone or $125 add-on (Cooper) | Required by many Florida insurers for older homes |
| Wind mitigation + 4-point combo | From $150 (Target); $199.95 (HIS); $250 (Cooper) | Florida homes, to qualify for wind-mitigation insurance credits |
Sources: Gingles, Elite Inspections add-on services, Target, HIS, Cooper Home Inspections.
Radon
The EPA recommends testing and notes that there are "many kinds of low-cost 'do it yourself' radon test kits," and that discounted kits are available through the National Radon Program Services at Kansas State University, with some states offering free or discounted kits (EPA radon test kit page; A Citizen's Guide to Radon). During a purchase, a professional continuous monitor is usually preferred because the result arrives inside the inspection period and the setup is harder to tamper with.
Florida 4-point inspections
Citizens Property Insurance requires a 4-point inspection (roof, electrical, plumbing, HVAC) for new policies on homes more than 20 years old, dated within 12 months of the application (Citizens inspections). Many private insurers follow similar rules. The 4-point is not a full home inspection; it documents the age and condition of four systems for underwriting. See electrical inspection costs for the wiring and panel types that commonly cause insurance problems.
What a standard home inspection includes
A general home inspection is a visual, non-invasive look at the home's accessible systems:
- Structure: foundation, framing where visible, signs of settlement or water intrusion
- Roof and attic: covering, flashing, gutters, ventilation, insulation
- Exterior: siding, windows, doors, grading, decks, and porches
- Electrical: service, panel (usually with the cover removed), visible wiring, a sample of outlets, GFCI and AFCI devices
- Plumbing: supply and drain materials, water heater, visible leaks, fixture operation
- Heating and cooling: operation and visible condition, not a full HVAC service
- Interior: walls, ceilings, floors, stairs, smoke and CO alarms
- Built-in appliances, depending on the inspector's standards
It does not usually include sewer lines beyond the cleanout, radon, mold sampling, wood-destroying insects, pools, septic systems, wells, or code compliance. Those are add-ons or specialist inspections.
Home inspection vs. building inspection
A home inspection is private and voluntary, ordered by a buyer or owner to learn the condition of a house. A building inspection is done by the city to approve permitted construction against the code. A house can pass every city inspection and still have a worn roof, and a home inspector cannot approve or close a permit. Learn how city inspections are billed in the building inspection cost guide.
Worked examples: budgeting your inspection
A 2,200 sq ft house in southwest Missouri with a basement and mature trees:
- Home inspection (2,001–2,500 sq ft): $410
- Radon monitor: $150
- Termite inspection: $125
- Sewer scope: $175 (the lower of the two posted sewer prices)
- Total: $860
A 2,200 sq ft, 1990s house in Jacksonville, Florida:
- Home inspection (1,501–2,500 sq ft): $499
- Wind mitigation and 4-point combo: from $150
- Total: about $649, before any termite or pool add-ons
The 4-point matters here because a house built in the 1990s is more than 20 years old, which triggers Citizens' requirement.
Renovation loans: FHA 203(k) consultant fees
If you are buying a fixer-upper with an FHA 203(k) loan, a HUD-approved consultant inspects the house and writes up the repairs. HUD sets the maximum fees in Mortgagee Letter 2024-13, effective for case numbers assigned on or after November 4, 2024:
| Service | Maximum fee |
|---|---|
| Feasibility study | $375 |
| Work write-up, repairs up to $50,000 | $1,000 |
| Work write-up, $50,001–$85,000 | $1,200 |
| Work write-up, $85,001–$140,000 | $1,400 |
| Work write-up, over $140,000 | 1% of repair costs or $2,000, whichever is lower |
| Each additional dwelling unit | +$25 |
| Draw inspection | Up to $375 |
| Change order | $120 |
| Reinspection | $225 |
A $60,000 renovation with three draws could carry a $1,200 work write-up plus up to $1,125 in draw inspections, about $2,325 in consultant fees on top of the general home inspection.
Free · Printable checklist
Know which projects need a permit — before you start
A one-page checklist of common home projects, typical permit and inspection fee ranges, and the inspection sequence most cities follow.
- Which projects usually need a permit (and which don’t)
- Typical permit and inspection fee ranges
- The inspection order: rough-in to final
- Questions to ask your building department
Unlocked — the Home Project Permit Checklist is ready.
Open the Home Project Permit ChecklistHow to choose a home inspector
Check the license. Many states license home inspectors. Florida requires at least 120 hours of coursework, an exam, fingerprints, and commercial general liability insurance of at least $300,000 (Fla. Stat. 468.8313). Texas has three license tiers and requires at least $100,000 of liability coverage per occurrence or equivalent security (Texas Occupations Code ch. 1102).
Read a sample report. Look for photos, clear severity ratings, and specific recommendations.
Ask what is excluded. Roof walking, crawlspace entry, and outbuildings vary by inspector.
Ask about turnaround. You need the report inside your inspection contingency period.
What to do with the report
The report is a negotiating tool. Separate safety items (electrical hazards, gas leaks, missing guards) from maintenance items, get quotes for the big ones, and check whether past work was permitted. Sellers in many states must disclose known unpermitted work: California's Transfer Disclosure Statement asks about "room additions, structural modifications, or other alterations or repairs made without necessary permits" (Civil Code 1102.6), and Texas's seller's disclosure asks the same question (Property Code 5.008).
Common mistakes
Choosing the cheapest inspector. A $50 savings means little against a missed roof or sewer problem.
Skipping the sewer scope on an older house. Sewer line repairs often exceed the cost of every inspection combined.
Assuming new construction needs no inspection. City inspections are code minimums at specific stages, not a full quality review.
Ignoring permit history. If the report flags a finished basement or an addition, check that it was permitted; see the basement permit cost guide.
Related guides
Buying commercial property? See commercial building inspection costs. If the inspection recommends electrical repairs, read electrical permit costs. All permit and inspection guides are in the permit and inspection cost hub.
Inspector prices vary by market and change over time. These are published examples for planning, not quotes.
Frequently asked questions
Who pays for the home inspection, the buyer or the seller?
Is a home inspection required to buy a house?
Does a home inspector check permits?
How long does a home inspection take?
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Informational only
This guide explains general rules as published by the IRS and other official sources. It is not tax, legal, or investment advice, and it can’t account for your full situation. How we research and update guides.