A home inspection usually takes about 2 to 3 hours for an average house.
Time
A home inspection usually takes 2 to 3 hours for an average home (about 2,000 sq ft). Larger or older homes can take 4 hours or more.
What is checked
Roof, foundation, plumbing, electrical, HVAC, attic, insulation, windows and doors, and appliances.
Report
The inspector provides a written report with photos within 24 to 48 hours.
Cost
$300 to $500 on average, higher for large houses.
Buyer attendance
The buyer should attend for the last hour for a walkthrough.
Extras
Radon, mold, termite, sewer line and pool inspections cost extra.
Not included
Home inspections don’t guarantee condition and are visual.
Tip
Hire a licensed, experienced inspector (ASHI or InterNACHI).
How long it takes
A typical home inspection takes 2 to 4 hours for an average home of up to 2,000 square feet. Larger homes, older houses or those with many problems can take 4 to 6 hours or more. The inspector usually writes the report in 24 hours.
What is checked
- Structure: foundation, floors, walls, roof framing.
- Roof, gutters and exterior: siding, flashing, chimneys, drainage and grading.
- Electrical: panel, wiring, outlets and GFCI protection.
- Plumbing: pipes, water pressure, water heater, drains and leaks.
- Heating and cooling: furnace, air conditioner, ducts.
- Interior: windows, doors, stairs, ceilings, insulation and ventilation.
- Attic and crawl space, for moisture, pests and insulation.
- Appliances that come with the home.
Report
Reports usually run 20 to 60 pages with photos and findings sorted by severity. Buyers use the report to negotiate repairs, a lower price or credits, or to walk away within the inspection contingency. About 1 in 3 sale contracts has repair negotiations after inspection.
Cost
The national average cost of a home inspection is about $300 to $500, depending on size, age and region. Add-on tests cost extra.
Buyer attendance
Buyers are encouraged to attend the final hour for a walk-through of findings. The inspector can explain defects and show where the shutoffs are. Bring a notepad, take photos, and ask questions.
Extras
- Radon test: $100 to $200. The EPA says radon causes about 21,000 lung cancer deaths a year.
- Termite or wood-destroying insect inspection: $75 to $150.
- Sewer line scope: $150 to $300.
- Mold, lead paint, well water and septic tests.
- Chimney inspection and structural engineering when needed.
Not included
Inspectors do not typically check for hidden issues behind walls, cannot predict future failures, and do not give a pass or fail. They do not usually give repair estimates. Special items such as pools may need a separate specialist.
Tip
Choose a licensed inspector with a good record, ask for a sample report, and check for American Society of Home Inspectors (ASHI) or InterNACHI membership. Do not rely on the seller’s inspection alone.
Inspection scope and cost
A home inspector examines the roof, foundation, structure, electrical, plumbing, HVAC, insulation, windows and doors. The typical inspection takes 2 to 4 hours for an average house, and longer for large homes, with the report delivered within 24 to 48 hours. Costs run from about 300 to 500 USD, based on size. Radon, termite, mold, sewer scope and well water tests are extra. The buyer should attend the last hour to ask questions. Inspections are visual and non-invasive, and do not cover hidden defects behind walls. Findings can support repair requests or price changes during the inspection contingency period.
Based on data from the American Society of Home Inspectors
