A home inspection typically costs about $400, but the price can vary depending on a number of factors. According to the U.S. Department of Housing and Urban Development, or HUD, home inspections usually range in cost from about $300 to $500. The total cost of your inspection will depend on local rates, the age and size of your home and whether you opt to have additional tests done.

• How much does a home inspection cost?
• What does a home inspector do?
• What questions should you ask before hiring a home inspector?
• How is a home inspection charged?
• What sorts of problems might a home inspector find?

While home inspections are not required, today almost all homebuyers have one done before the home changes hands. Typically, the prospective buyer of a home will pay to have a home inspection done before purchasing. This allows the homebuyer to make an informed decision and ensures that the house doesn’t come with any surprises. At just a few hundred dollars, the cost of a home inspection is relatively low, and can alert buyers to any costly repairs the home may need down the road.

Of course, if you’re the homeowner trying to sell your house, home inspections can be a bit nerve-racking. If the inspector finds costly issues with your home, you may need to lower your offering price. Still, having your home inspected for any issues will protect you down the road. For homeowners who prefer to put everything on the table, and perhaps make repairs before putting their home on the market, having a pre-inspection done is also an option. In this case, the homeowner would pay for the inspection.

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A home inspector will visually inspect the entire house or condominium, a process that usually lasts two to three hours. Afterward, he or she will write up a home inspection report on the condition of the property and any repair work needed. A home inspection will cover a home’s HVAC, plumbing and electrical systems, as well as the roof, attic, crawl spaces, basement, foundation, walls, ceilings, floors, windows, doors and any visible insulation. You may also want to have the home inspected for termites, asbestos or radon. Typically, it’s best to hire a separate specialist for each of these tests, which will of course cost extra.

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Buying a home is a big deal, so you want to make sure you hire a professional home inspector to do the job. Before you hire someone, ask him or her the following questions:

• What does the inspection cover, and what does the report provide? You want to ensure that the inspection is going to cover all of the necessary aspects of the home and provide you with useful information.
• Is the inspector certified by a trade association that holds its members to certain standards? The InterNACHI (International Association of Certified Home Inspectors) and the ASHI (American Society of Home Inspectors) are a couple of the associations that inspectors may be members of.
• Are you allowed to be present at the inspection, whether you are the homeowner or prospective buyer? A reputable inspector should allow you to attend, and this will help you be a more informed party.

Home inspectors across the country have different standards for charging clients, so it’s a good idea to confirm rates with your inspector ahead of time. Often, inspector fees are based on the square footage of the home, and they may be greater for larger homes. Sometimes inspectors might also charge a higher rate for older homes, as they require more time and attention to inspect. Still other inspectors charge by the hour. Keep in mind that your home may cost more to inspect than the base cost charged by an inspection company if it’s larger or older or if it has components that the company considers extra.

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To put into perspective how much a home inspection can save you in the long run, it’s useful to consider the costs of various repairs a home may need. No one wants to buy a home just to be confronted with an unexpected repair costing thousands of dollars a few months later. After a home inspection is done, all of a home’s issues will be laid out on the table, and the selling price of the property may be adjusted accordingly. On the flip side, homeowners can rest easier after an inspection, knowing that they won’t be sued later on for hidden issues.

A home’s air conditioning and heating systems should be thoroughly inspected by your home inspector. The cost of installing a new central air conditioning system typically runs around $4,000, with A/C repairs costing around $300. If the home needs a new furnace installed for the central heating system, this could cost about $3,600. Water heater installation typically costs about $1,000. A home inspector will be able to find any issues before you’re stuck dealing with extreme temperatures.

Having dependable plumbing is important, and a home inspector will be able to pinpoint any problems in the bathroom or kitchen right away. Toilet installation typically costs about $350, with many basic plumbing jobs costing a similar price. If a home’s main water line has any issues, however, repairs could cost upward of $2,000.

Problems with a home’s electrical system can be dangerous, so having an inspector check it out beforehand will help give you peace of mind. Electrical repairs can range in price from about $300 for basic services to $5,000 or more to rewire an entire house.

Water damage in a home can be a big headache, causing mold and mildew or even foundation problems. If a home inspector finds evidence of mold in a home’s flooring, for example, new carpeting or another type of flooring may need to be installed. The cost to install new carpet is typically about $1,500, while hardwood floor installation can cost around $4,000.

Any issues in a home’s foundation should be addressed as quickly as possible to prevent further damage and keep costs down. Most foundation repairs cost around $5,500, but some can cost as much as $11,000 if they are more serious. Ensuring that the home’s foundation is in good condition or receives the appropriate attention is one of the most important things you can do as a homebuyer or seller.

Damage to a home’s roof can also be a serious problem that you’ll want to be aware of. Replacing a roof can be costly, typically costing around $7,000 depending on the materials you use. Still, you’ll want to address any roof issues right away so that you don’t also experience water damage or other related problems.

Having windows that seal properly can lower your energy bills and keep you and your home safe. Your home inspector should make sure windows open and close properly and take note of any insulation issues. Window replacement for a single window costs about $500, and if there’s more than one that needs attention, the price can easily skyrocket.

As you can see, major home repairs are often quite costly. Hiring a home inspector to find any of these issues before you purchase a property will help you avoid paying unexpected costs and give you confidence, especially if you’re a first-time homebuyer. While your real estate agent may already have a relationship with a home inspection company, you should also feel free to search for one on your own.

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