Home inspection: What you need to know

Key takeaways

• Home inspections evaluate major systems and structural components, and findings can give buyers leverage to renegotiate the price, request repairs or walk away without losing earnest money.
• While lenders require appraisals to determine market value, inspections focus on condition and are ordered to protect the buyer’s interests. Costs vary by size, age, location and property type, with most inspections averaging a few hundred dollars.
• Issues like mold, sewer lines, pests or asbestos typically require specialized inspections that add to the overall cost, making it important for buyers — especially of older homes — to budget accordingly and hire qualified, licensed inspectors.

A home inspection can provide peace of mind by helping ensure you aren’t walking into unexpected repairs or structural problems when buying a house.The cost of a professional inspection varies based on several factors, including the home’s location, size and age. In most cases, the buyer pays.

A home inspection is a detailed evaluation of the safety and condition of a property you plan to purchase. A licensed home inspector examines the home and assesses whether major systems are functioning properly.

The inspection report helps buyers understand the property’s true condition before closing.

Home inspections are often included as a contingency in the purchase agreement. If problems are uncovered, buyers may be able to:

• Renegotiate the purchase price
• Request seller concessions or repairs
• Walk away from the deal without losing their earnest money deposit

A home inspection is not the same as a home appraisal.

Mortgage lenders almost always require an appraisal as part of the loan approval process. An appraisal estimates how much the home is worth in the current market.

A home inspection, by contrast, evaluates the condition of the home and its systems. It helps buyers decide whether to move forward, renegotiate the price or request repairs before closing, said Svetlana Choi, a real estate broker at Coldwell Banker Warburg in New York City.

An inspection is “absolutely essential” when buying a home, Choi said.

“There are so many systems involved in a structure — heat, water, the quality of the building's fabric, including the roof and windows, to name a few,” she said, "not to mention environmental factors such as mold, asbestos, lead paint and underground oil tank leakage.”

“If you don’t get an inspection and any of the issues above, or others, are evident, the property might not even be habitable, and you will have to go to great expense to remediate them,” Choi added. “And it also affects the price. If there are too many problems, you can still negotiate the price and/or ask the seller to pay for the remediation.”

Inspections that don’t discover an issue give buyers peace of mind, she said.

The buyer typically pays for the home inspection. The fee is paid directly to the inspector and is not included in closing costs.

That’s because the inspection is ordered to help buyers evaluate the property before completing the purchase.

In some cases, a seller may order a pre‑listing inspection before putting a home on the market. This allows sellers to identify and address potential issues in advance.

While a pre‑listing inspection can offer some reassurance, buyers should still hire their own licensed inspector. Doing so protects the buyer’s interests and ensures an independent assessment. It also helps catch issues that may have been missed or that developed after the seller’s inspection.

The typical cost of a home inspection in the U.S. ranges from $296 to $424, according to home services marketplace Angi. The average cost is $343.

Several factors influence the final price.

Larger homes generally cost more to inspect because they take longer to evaluate. Inspectors review visible systems inside and outside the home, and larger properties often have additional features, such as multiple heating, ventilation and air conditioning systems.

Average inspection costs by home size, according to Angi:

• Up to 1,000 square feet: $200–$250
• 1,000–1,500 square feet: $225–$325
• 1,500–2,000 square feet: $250–$375
• 2,000–2,500 square feet: $275–$400
• 2,500–3,000 square feet: $300–$500

The complexity of the property can also affect inspection costs.

For example, a condo inspection may not include the building’s roof, while inspecting a sloped roof on a two‑story house requires more time and effort.

Homes with crawl spaces often cost more to inspect than those built on slab foundations. Some properties, such as manufactured homes, may also require inspectors with specialized experience.

Inspection costs vary by location. According to Angi, average prices include:

• New York City: $450
• Philadelphia: $450
• Houston: $350
• Los Angeles: $330
• Atlanta: $320
• Chicago: $320
• Miami: $300

Home inspections are recommended regardless of a property’s age, but older homes often take longer to inspect.

In addition to normal wear and tear, inspectors may spend extra time evaluating older plumbing and electrical systems to ensure they meet local codes.

The American Society of Home Inspectors recommends evaluating the following systems:

• Central air conditioning
• Electrical system
• Foundation, basement and structural components
• Heating system
• Plumbing system
• Roof, attic and visible insulation
• Walls, ceilings, floors, windows and doors

Standard home inspections do not cover cosmetic issues or areas that are difficult to access.

If an inspector identifies a concern — or if you have specific worries — you may need a specialized inspection. These may address:

• Mold or pest issues
• Fireplace and chimney conditions
• Hidden electrical components
• Lead‑based paint or asbestos
• Sewer lines and septic systems

• Mold: $660
• Foundation: $600
• Plumbing: $575
• Asbestos: $490
• Chimney: $450
• Trees: $450
• Attic: $350
• Electrical: $340
• Lead paint: $340
• HVAC system: $300
• Radon test: $250
• Roof: $230
• Basement or crawl space: $200
• Pests: $125

If you’re unsure where to start, your real estate agent may be able to recommend an inspector they’ve worked with before.

Licensing requirements vary by location, so it’s important to confirm that the inspector holds the required certifications and insurance.

Many inspectors are members of professional organizations such as the American Society of Home Inspectors. Buyers can also review online ratings and compare quotes, especially if a specialized inspection is needed.

This story was updated on May 6.