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How Much Does A Home Inspection Cost? (The Truth)

Home Inspection Cost

A quick search of the interwebs can tell you the national average of a home inspection is about $350, according to whatever source the web author is using. However, that number is actually misguided and I am going to tell you why. The average cost of a home inspection is much more than that and as a homeowner, you should know this so you can budget accordingly.

What is the True Average Cost of a Home Inspection?

The true average cost of a home inspection is about $100 more than $350, so about $450. However, depending on your state, this can be higher. Why you may ask? Well, there are additional inspections/tests you may need as a homeowner.

Why The True Cost Is More

In Florida, most homeowners need a termite inspection, a wind mitigation inspection, and a four-point inspection with their home inspection. A wind mitigation inspection saves you money on insurance so that’s a no-brainer. A four-point inspection is needed to obtain insurance in Florida, and the termite inspection is recommended every year, so the least you can do is have it done before you purchase a property.

Therefore, it’s very easy for your total cost of a home inspection to be much more than the national average of $350. In fact, our average inspection fee in March of 2021 was $482 and we are not even the most expensive in Tampa Bay, FL. We are the best though 😁🌟.

These costs are not just specific to Florida either. In northern states, home inspection costs are higher due to snow, radon, crawlspaces, and older homes. The best home inspectors in Washington State, Boggs Inspection Services, have an average inspection fee of $497.54!

There are other inspection add-ons not mentioned too:

  • Mold Testing
  • Well Inspection
  • Septic Inspection
  • Asbestos Testing

So now, you might be able to see why the national average cost of a home inspection is misguided. These averages are just the home inspections, not the add-ons you may need.

What About Condominiums, Townhomes, & Mobile Homes?

Great question… these inspection types are usually discounted anywhere from $25-$100 depending on the type. For example, a single-wide mobile home might be discounted $75 while a 2,500 square foot townhome might only be discounted $25.

Factors That Affect Home Inspection Costs

After knowing the average home inspection cost, use these factors to compare to your home to see how your costs may differ.

  • Square Footage – the larger the home, the higher the fee.
  • Location – if you are in an expensive area, expect to pay more.
  • Age – if your home is older, it takes a more experienced home inspector so expect to pay more.

Let’s dive into other factors that can change home inspection prices.

What Does a Home Inspection Include?

Whenever shopping for a home inspector, it’s important to ask the question, what does your home inspection include? Not all home inspectors charge the same. Take a look below to see what is typically included versus what is charged more.


Driveways, walkways, porches, and patio conditions.


Grading, crawlspaces, and foundation conditions.


Walls, doors, trim, faucets, and sprinklers.


The garage/carport & floor conditions.

Electrical System

Electrical service, main panels, sub panels, wiring condition, & GFCI outlet conditions.

Cooling System

All cooling systems including A/C, ductwork, and air handler systems.

Heating System

Heating systems, distribution systems, thermostat, and air filters.

Plumbing System

Main line conditions, supply line conditions, drain, waste, vent stacks, and water heaters.

Roof System

Roof conditions, flashing conditions, and attic conditions.

Interior Features

Doors, windows, walls, floors, ceilings, smoke detectors, and laundry conditions.


Appliances and inspect plumbing, counters, and cabinets.


We will run and inspect sinks, toilets, bathtubs, showers, and ventilation.

Other – Sometimes Charged More

Moreover, this list below are sometimes not included in the regular home inspection and have to be purchased as an add-on.

A Word Of Caution

Be sure to thoroughly read your inspection agreement. This is typically sent to you right after you schedule a home inspection and before you pay. It includes everything that the home inspector does and does not include in their home inspection along with limitations.

After the home inspection, thoroughly read the inspection report as well. The report will include additional information about what was inspected, what was not, and more limitations. To sum it up, home inspectors can only see what was there at the time of the inspection. Therefore, if the city is in the middle of its dry season, some leaks may not be easily apparent.

How To Choose The Right Home Inspector

After knowing the approximate cost of your home inspection, how to know what is and is not included in a home inspection, we should dive into how to choose the right professional home inspector.

Online sources can vary and it’s not that one way is better than the other, you really just need to look at the big picture to decide on a home inspector. Here’s a good place to start…

Check Their Industry Affiliations

Either on the phone or on their website, look for their industry affiliations. We have ours on our about page. Specifically, you will want to look for InterNACHI, ASHI, or both. Having both are really just extra credit, but each association has standards of practice that the members must abide by. Next, you will want to look at their online reviews and experience.

Reviews and Experience

Simply put, the more reviews and the better the reviews, the more experience. Just be sure to check different review sources like Google, Yelp, and Facebook.

Speak With Your Real Estate Agent

An experienced real estate agent knows the ins and outs of home inspections. Moreover, he/she more than likely has had experience with the majority of the home inspectors in the area so you can count on them to have some good recommendations.

If you are looking for more, these are the questions you should ask your home inspector.

Final Thoughts

Average home inspection costs posted online are misguided. They tell only a small part of the actual piece. Home inspection cost averages are actually around $450 when you include all of the inspection types you will need. Your specific inspection cost though will vary depending on the area and type of home you purchase. The best thing to do to find your cost is to start calling around to your city’s best inspectors.

Call Waypoint Property Inspection to inspect your home in Tampa, St. Petersburg, Lakeland, Orlando, Palm Beach, Ft. Lauderdale, and surrounding areas.

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