What a home inspection costs, line by line
A home inspection is quoted as a fee for the general inspection, often scaled by the home's size, age or type, plus separate fees for specialist tests. HUD's buyer notice describes what you get for the fee: an unbiased look at the home's physical condition, an estimate of the remaining useful life of major systems, equipment, structure and finishes, and a list of items that need repair or replacement.[1]
| Item | What it checks | When to add it |
|---|---|---|
| General home inspection | Structure, roof, plumbing, electrical, heating and cooling, interior and exterior | Every purchase |
| Radon test | Radon gas in the lowest lived-in level | Recommended for all houses (EPA and Surgeon General, per HUD) |
| Sewer scope | Camera through the main sewer line | Older homes, mature trees, slow drains |
| Wood-destroying insect inspection | Termites and similar damage | Where your lender or region expects it |
| Mold, air or water tests | Mold, air quality, well water | Visible moisture, odors, private well |
| Septic, pool or chimney | Specialty systems | When the house has them |
HUD's notice also suggests asking the inspector whether other health and safety tests make sense for your home, such as mold, air or water quality, asbestos, lead paint or pests, and asking for the inspector's standards of practice or a sample report before you hire.[1] Enter each fee from the quotes in the calculator; the total is your home inspection cost.
Home inspection vs. appraisal
An appraisal is not an inspection. The appraisal estimates the home's value for the lender; the inspection reports its condition for you. HUD's notice says an appraisal does not replace a home inspection, that FHA does not guarantee the value or condition of the home, and that FHA cannot give or lend you money for repairs found after closing.[1]
| Home inspection | Appraisal | |
|---|---|---|
| Who orders it | You | The lender |
| What it answers | What condition is the house in? | What is the house worth? |
| Required for the loan? | No; you arrange it | Usually yes |
| Do you get a copy? | Yes, you hire the inspector | Yes: the lender must give you one free |
For a first-lien mortgage, the lender must give you a copy of every appraisal and written valuation, free, promptly or at least three business days before closing.[2] Read both reports together: the appraisal's square footage and condition notes should match what the inspector found.
When to schedule it
Arrange the inspection early. HUD's notice points out that requesting one early may let you make the purchase contract contingent on its results.[1] The CFPB's home loan toolkit walks through the steps from offer to closing, so you can see where an inspection deadline fits.[3] If the inspection turns up repairs, you can ask the seller to fix them, give a credit, or lower the price; credits show up on your closing documents, the same Loan Estimate and Closing Disclosure format the CFPB's sample shows.[4]
Worked example
For a 2,000 sq ft house, the buyer collects quotes: a general inspection, a radon test and a sewer scope. Entering those three fees gives the total home inspection cost; if one inspector quotes per square foot instead, enter that rate and the calculator multiplies it by 2,000 sq ft so the quotes compare like for like.
After the inspectionPrice the repairs it finds: roof replacement cost, water heater replacement cost, HVAC replacement cost or foundation repair cost. Then see what they do to your budget with the closing cost calculator, where title insurance cost is another line.
Frequently asked questions
How much does a home inspection cost?
It is the inspector's fee for the general inspection plus any add-on tests you order; fees vary by area, home size and age. Get quotes that list each item and add them in the calculator.
Is a home inspection the same as an appraisal?
No. The appraisal estimates value for the lender; the inspection reports condition for you. HUD says an appraisal does not replace a home inspection.[1]
Does FHA require a home inspection?
No. FHA does not perform home inspections; one happens only if you arrange it.[1]
Should I test for radon?
HUD's buyer notice says the EPA and the Surgeon General recommend that all houses be tested for radon.[1]