How Much Does a Home Inspection Cost in 2022?

By Published On: October 18th, 2022Categories: Home Inspection Career Guide0 Comments

How Much Does a Home Inspection Cost in 2022? 

For the first-time homebuyer, paying for a home inspection may seem like extra money going out the window where they don’t have it. As an inspector, the first way to market yourself is to understand why this isn’t the case. Inspecting a home before a buyer seals the deal is the best way to ensure there are no major issues with the home, and that they aren’t hit with ugly surprises that need repair, or worse, put their family at risk.  

No Home Inspection Is the Same, Neither Is the Price 

Typical inspections will include a close look at all major systems of the home including roofing, plumbing, electrical systems, structural, and HVAC systems. After the inspection, a buyer can choose to add specialized inspections for areas not covered, or special concerns after the inspection is complete. 

While the national average cost of a home inspection is between $400 and $600, there are several factors that play into the cost of a home inspection. One price does not fit all home inspections! 

Some Things That Can Affect the Price of a Home Inspection 

The inspection of a brand new 800-square-foot condo on the lake will be priced differently than a hundred-year-old 2,000 square-foot-home in the plains, but why? Pricing is affected by (but not limited to) the following factors: 

  • Location 
  • Square footage 
  • Depth and specialization of inspection

Typical Costs Vary by State 

Different housing markets, different problems, different prices. If you are inspecting homes in Minnesota, for example, common inspection concerns include radon and termites, which aren’t included in a standard inspection. These are good opportunities to offer the homeowner an add-on, increasing the inspection price. Other elements, such as climate, have an impact here as well. Here’s how the average inspection price varies in a few of the states, according to 

State Average Home Inspection Price Range
Alabama    $325 – $450
Arizona    $350 – $425
Colorado    $375 – $525
Kentucky    $300 – $375
Minnesota    $375 – $475
Ohio    $325 – $375
Washington    $425 – $600

Square Footage 

Square footage is the most consistent measurement for determining home inspection price, and it’s understandable why; the bigger the space, the more areas to check, and the longer it takes.

Houses with basements, crawl spaces, and hard-to-reach areas are going to cost more to inspect, just as a larger home will cost more than a tiny home.

Older Home, Sneakier Problems 

Older homes are quirkier homes. Concerns such as outdated construction, wear-and-tear from age, and specialized concerns can all add to the time it takes to inspect them, and therefore, the price overall. The following issues are a few specialized areas that usually need to be inspected on an older property: 

  • Mold 
  • Radon 
  • Septic 
  • Well 
  • Asbestos 
  • Termites and other pests 
  • Soil 

Because these areas aren’t covered in a standard home inspection, they cost extra. As a professional home inspector, you’ll be trained to recognize common warning signs for these issues and direct your client to get further inspections if necessary, especially in the cases of old homes. For example, you might notice drainage issues on a property, and be able to recommend that your client gets a geological inspection. AHIT offers courses to become a certified inspector in many of these areas, and they’re just as easy and fun as our standard inspector training courses. It’s a good idea to add some certifications to grow your business! 


Finally, different home inspector providers are going to provide different levels of expertise and specialization. Typically, you can charge more as a more experienced inspector or more certified inspector. It’s good to keep in mind that the price a client pays should be reflected in your inspection report. What they’re paying for is knowledge and a deep understanding of home issues, so the more you know your stuff, the better you’ll stand apart from the rest. It’s not about how fast you can do a job or how affordable you claim to be, for those reasons. No one wants to waste time and money on an inspection that’s in-and-out and misses half the issues.  

There’s No One-Size-Fits-All Inspection Process 

It goes without saying that no two homes are the same, so no home inspection process will look the same either. The reports will include everything a buyer needs to know about the home they plan to buy, and they shouldn’t be afraid of the results.  

Your job is to catch every bump in the road before your clients get there, so they can go into their purchase with the clearest vision of what they are buying. After all, in most cases the home they’re buying is used, and it won’t come with reviews to tell them what’s going on with it. This is what you can do for them, and remind them of, as an inspector. 

Who Needs to Hire an Inspector? 

A home inspection will always turn up something, even for new homes or pre-construction. Homes don’t come with detailed shop histories or flashing lights to tell you what’s wrong with them. They don’t include customer reviews, and their issues are not always glaring for all to see. That’s what makes an inspector’s job invaluable to anyone preparing to buy a home. 

It’s important to remember how useful the inspection is for setting your clients up for success. No amount of detail in the report is a negative thing.

During the home-buying process, your client may add an inspection contingency to their offer—meaning they may be able to ask the homeowner to make necessary repairs that come up in the home inspection report. This is something your client can discuss with their real estate agent, especially if there are certain issues they know they don’t want to deal with. In the case that the seller doesn’t make the repairs or negotiate price, your client can back out of the sale without surrendering their earnest money. That means even if you find more issues than your client wants to deal with, you’ve helped them dodge a bullet. 

AHIT Trains Inspectors Who Are Prepared for Anything 

No home is flawless, and no one likes to be surprised by expensive and sometimes dangerous issues. The price you charge as an inspector reflects your expertise, so in becoming the best inspector you can be, you are setting yourself up for the most successful career. It’s easy to do with AHIT. 

At AHIT, we offer a variety of courses for people interested in making the change to become a home inspector. Our training is top tier, so anyone can do it, succeed, and have fun in the process. For more information about our inspectors or training, call 855.494.1870 or send us an email at [email protected]  

About the Author: Lizzie DesRosiers

Lizzie DesRosiers is a Content Specialist with AHIT and The CE Shop. She is an expert in home inspection, appraisal, and real estate. Along with bringing her knowledge of the field to each piece, she prides herself on sharing information that is thoroughly researched and easy to absorb.

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