Home Inspection Cost Estimator
Free home inspection cost estimator. Find typical pre-purchase home inspection prices based on square footage, age, and added services like radon and termite.
Home inspection cost by state
The 10 highest-volume real-estate-market states with published cost data. Each page lists metro averages, state-specific add-ons, and licensing requirements:
California
$500-$1,000+ — coastal premium, seismic considerations.
Texas
$350-$700 — TREC-licensed, foundation/termite focus.
Florida
$250-$420 — wind mitigation and 4-point common.
New York
$349-$900 — co-op inspections, oil-tank scans.
Illinois
$321-$600 — Chicago condo and bungalow specifics.
Ohio
$400-$600 — radon-zone counties, freeze-thaw.
Michigan
$294-$600 — older Detroit-area housing stock.
Pennsylvania
$500-$900 — pre-1940 housing, mine-subsidence.
Georgia
$350-$650 — termite/WDI required, red clay foundations.
North Carolina
$400-$700 — coastal premium, NC-licensed inspectors.
Quick answer
Standard home inspection: $300-$500 for homes under 2,000 sqft. Larger homes scale to $500-$800. Add-ons: radon ($150-$200), termite ($75-$150), sewer scope ($150-$300), pool/septic ($75-$200 each). Older homes (50+ years) may run 20-30% above standard rates.
Home Inspection Cost Calculator
How it works
Base inspection price scales with square footage. Older homes cost more because there's more to inspect (more potential issues, more components to evaluate). Add-on tests like radon and sewer scope are usually billed separately and are often well worth the extra cost on older properties.
When to use it
Before making an offer on a home, when comparing inspector quotes, or when a real estate agent suggests a "pre-listing inspection" before you sell. Also useful for a "maintenance inspection" every few years on a home you already own.
Common mistakes
Skipping the sewer scope on any home built before ~1980. Older sewer laterals (clay or cast iron) are the most expensive surprise repair on the planet — $3,000–$15,000 — and a $200 camera scope tells you in 30 minutes whether you're inheriting the problem.
How home inspection cost works
Most inspectors price by square footage and home age. Base price for a 2,000 sqft modern home runs $350-$450. Add 10-15% for each additional 1,000 sqft. Add 10-30% for homes built before 1970. Add-on services (radon, termite, sewer scope, pool, septic) typically run $75-$300 each. The calculator estimates total cost based on these inputs. Get the inspection report itself in writing — verbal-only inspectors are red flags.
When to use it
Budgeting buyer-side closing costs before making an offer. Comparing inspector quotes for reasonableness. Deciding which add-on inspections are worth paying for (radon and termite for most U.S. homes; sewer scope for any home over 30 years old). Planning re-inspections after seller repairs.
Common mistakes
- Choosing the cheapest inspector. Inspection is one of the highest-leverage spends in a home purchase — saving $100 on the inspector and missing a $20,000 issue is a bad trade. Look at credentials (ASHI or InterNACHI), experience, and report quality.
- Skipping add-ons. Radon, termite, and sewer scope are the most commonly skipped — and the most commonly regretted. Each is $100-$300 to add at inspection time, vs. thousands to discover post-purchase.
- Not attending the inspection. Walking the home with the inspector for 1-2 hours teaches you more about your future home than any written report. Take notes; ask questions.
Frequently asked questions
How much does a home inspection cost?
$300-$500 for a typical 2,000 sqft home. Larger homes scale to $500-$800. Additional services like radon, termite, sewer scope, and septic add $75-$300 each. Older homes (pre-1970) typically cost 20-30% more.
Is a home inspection worth it?
Almost always. Median home prices are 800-1,500× the inspection cost — the inspection is the cheapest insurance you'll buy on the largest purchase of your life. Even on new construction, third-party inspections find issues that builder QA misses.
What add-on inspections should I get?
Radon and termite for most homes. Sewer scope for any home over 30 years old (pipe failures are common and expensive). Pool, septic, well water, mold, asbestos, and lead — only if the home has those features. Each is $75-$300 to add.