We home inspectors often are confronted by individuals price shopping for a home inspection. Why would you want the cheapest inspection for the something that you are possibly spending a quarter of a million dollars or more on? This does not make since to us. Individuals who do this are often mislead by their friends, family, or even their real estate agent, thinking home inspectors are someone who needs to be bargained with.
Home inspectors are business owners and depending on the state they hold professional licenses. For those who hold professional licenses they must complete several hours per year of continuing education, hold other specialty licenses or certifications, and/or are members of national or state associations. They have inspection tools, specialty inspection equipment, and vehicles. Some of have offices for their employees. Not to mention federal, state, local taxes or insurance, liability, vehicle, and health. All of this goes into the overhead cost of running a business and can cost tens of thousands of dollars per year for a single-person operation.
As a home inspector we are considered the general practitioner of the building industry, much like your family physician is to the medical profession. This does not mean we lack knowledge, just the opposite. A home inspector must know the fundamental workings of all elements of a home’s construction. From foundation to roof peak and everything in between. Some, like myself, come from the construction trades and hold contractor licenses. But again, this does not make them the best and any professional who says they know everything, well you know… A true professional is always learning to provide the best information to their clients.
On average, most homes are 2,500 square feet under roof and the inspection fee should be roughly $450 and take 2 ½ hours to complete. Now this just a basic inspection and does not include any add-ons like; pools, termite, mold, radon, or insurance required inspections. For these you could expect to spend another $400-$500 combined because they too may require specialty licensing.
As a home buyer, you should not be asking about the price of an inspection but asking about the experience of the inspector. Does the inspector take the minimum continuing education required or do they exceed the minimum? Are they part of an association with higher standards of practice then their license requires? Do they hold any specialty licenses or certifications? Will they be coming themselves or will it be one of their employees? If it is an employee, what is their background and experience? Do they offer any other inspection services, for mold, radon, or termite? Then and only then should you ask about price for the inspection.
Finally, once you find the inspector you are comfortable with make sure you verify their license and credentials (see links below).
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