A standard home inspection runs $296–$424 nationally in 2026 (avg $343). See cost by home size, what's included, and add-on pricing for radon and sewer scope.
Key takeaways
- A standard home inspection runs $296–$424 nationally in 2026, averaging $343, per Angi and HomeAdvisor cost data—size is the biggest driver.
- A 1,000–1,500 sq ft home typically runs $225–$325; a 2,500–3,000 sq ft home typically runs $300–$500.
- Radon, sewer scope, mold, termite, well, septic, and pool checks are paid add-ons—none are part of a standard inspection's base scope.
- The cheapest quote isn't automatically the best one: ask what's excluded (attic entry, crawlspace, sq ft cutoff) before comparing price alone.
- Bundling add-ons with the main inspection visit is usually cheaper than booking each one as a separate standalone service call.
- Save the invoice, the report, and every add-on receipt together—you'll want them again at claim time or resale.
A standard home inspection costs $296 to $424 nationally in 2026, averaging $343, according to cost data from Angi and HomeAdvisor. That figure covers a standard single-family home under about 2,000 square feet with a general inspector’s visual, non-invasive check of the major systems. It does not cover radon, mold, sewer scope, well, septic, or pool checks—those are separate paid add-ons that can add anywhere from $100 to $900 depending on which ones the property needs. This page covers the base cost by home size, what’s actually included in that base fee, add-on pricing, and how to tell a fair quote from a stripped-down one.
Home inspection cost by home size (2026)
Square footage is the single biggest driver of price, since it determines how long the inspection takes.
| Home size | Typical cost range | Source |
|---|---|---|
| Under 1,000 sq ft | $200–$250 | HomeAdvisor, 2026 data |
| 1,000–1,500 sq ft | $225–$325 | HomeAdvisor |
| 1,500–2,000 sq ft | $250–$375 | HomeAdvisor |
| 2,000–2,500 sq ft | $275–$400 | HomeAdvisor |
| 2,500–3,000 sq ft | $300–$500 | HomeAdvisor |
| National average, all sizes | $343 (typical range $296–$424) | Angi / HomeAdvisor |
Homes over 3,000 sq ft usually need a custom quote rather than a flat rate—many inspectors price a base tier up to a size cutoff, then add roughly $0.15–$0.30 per square foot above it, per Angi’s pricing research. A condo, townhome, or manufactured home is often priced at the low end of its size bracket, since there’s less exterior and structure to walk.
What’s included in a standard inspection
A general home inspection is a visual, non-invasive review of the systems and components you’d actually notice if they failed. InterNACHI’s Standards of Practice describe the core scope as everything accessible without moving furniture, forcing a locked panel, or dismantling anything—the inspector looks, operates normal controls, and reports what’s visible and functional on inspection day.
| Included in base scope | Not included (paid add-on) |
|---|---|
| Roof (from the ground or a ladder, condition and visible age) | Radon gas testing |
| Exterior siding, grading, drainage, and visible foundation | Sewer scope / sewer lateral camera |
| Structure and attic (accessible areas, insulation, ventilation) | Mold testing and air-quality sampling |
| Interior: walls, floors, windows, doors, stairs | Termite / wood-destroying-insect inspection |
| HVAC system (visual and operational check, not disassembly) | Well water flow and quality testing |
| Plumbing fixtures, visible pipes, and water heater | Septic tank and drain field inspection |
| Electrical panel, visible wiring, and outlets (operational test) | Pool, spa, and pool equipment inspection |
The report you get back is a snapshot of what the inspector could see and access that day, not a guarantee against future failure. If a finding pushes you toward a specialist opinion—an electrician, a structural engineer, a plumber—that’s a separate cost on top of the base fee. The Biggest Red Flags in a Home Inspection Report covers which findings are worth that next step.
EPA cautions against using radon zones to decide whether to test a home. For kit selection and placement, see our radon testing guide.
Add-on inspection costs (2026)
These are billed separately from the base fee, whether you book them with the same inspector on the same visit or hire a specialist independently.
| Add-on | Typical cost | Notes |
|---|---|---|
| Radon test | A standalone professional test runs $150–$710 (avg $421), per Angi. Homeowner rule of thumb: expect the lower half of that range when booked with the same inspector during the home inspection | EPA recommends testing regardless of zone; use a qualified tester if your transaction or local rules require one |
| Sewer scope | $150–$500, per Angi | Adds $500–$1,500 more if a cleanout has to be installed for camera access. Full guide |
| Mold inspection / testing | $300–$1,000 depending on home size (avg $671), per Angi | Priced higher when lab air-sample analysis is included, not just a visual check |
| Termite / pest inspection | $75–$325 (avg $100; home-sale-specific inspections avg $165), per Angi | Often required by lenders in termite-prone regions before closing |
| Well inspection | $150–$900 (avg roughly $450), per Angi | Deeper wells and flow/quality testing push toward the top of the range |
| Septic inspection | $150–$400 typical; a full tank pump-and-inspect can reach $900, per Angi | Ask whether the price includes pumping the tank or is visual-only |
| Pool inspection | $85–$1,075 (avg $140), per Angi | Larger in-ground pools with equipment (heater, automatic cover, diving board) run higher |
As a homeowner rule of thumb, booking two or three add-ons with the same inspector on the same visit is usually cheaper than hiring each one as a separate standalone service call later—ask for a bundled quote before you book them individually.
What moves the number
| Factor | How it changes the price |
|---|---|
| Home size and layout | The single biggest driver; more square footage means more time on site |
| Home age | Older homes often take longer to inspect and are more likely to trigger add-on recommendations (galvanized pipe, older panels, aging roofs) |
| Region and local labor cost | A metro area with a high cost of living runs above the national average; a lower-cost region runs below it |
| Foundation and crawlspace access | A tight or wet crawlspace, or a home on a pier-and-beam foundation, can add time and cost |
| Number of add-ons requested | Each specialty check (radon, sewer, mold, well, septic, pool) is priced on top of the base fee |
| Rush timing | A short inspection contingency window that requires next-day scheduling sometimes carries a premium |
How to tell if a quote is fair
The lowest quote in your area isn’t automatically the best value—it can also be the inspector who spends the least time on site or excludes parts of the home other quotes include. Before comparing price alone, ask each inspector:
- Does the flat fee cover the home’s actual square footage, or does it stop at a lower cutoff with a per-square-foot add-on above it?
- Is a crawlspace or attic entry included, or billed separately if one exists?
- Can they show a sample report so you know what level of detail and photos to expect?
- Are they certified through ASHI or InterNACHI, and do they carry errors-and-omissions insurance?
- What’s the turnaround time for the written report, given your contingency deadline?
A quote that’s noticeably below the local range is worth a direct question about what it leaves out, not an automatic pass.
When to call a professional
| Situation | Why it’s not DIY |
|---|---|
| You need a sewer, mold, well, septic, or pool assessment, or transaction-specific radon testing | Ask which qualifications apply. Homeowners can use radon kits outside transactions that require a qualified tester |
| The base report recommends “further evaluation” by a licensed trade | That phrase means get the specialist’s quote before closing, not a DIY judgment call |
| You’re comparing certifications between inspectors | Verify ASHI or InterNACHI membership and E&O insurance directly, not from a business card claim |
| The home has a well or septic system | Both need their own licensed inspection; a general inspector typically doesn’t test either |
| You’re inside a short contingency deadline and need multiple add-ons fast | A single inspector who offers bundled add-ons on one visit is usually faster and cheaper than coordinating separate contractors |
Keep the paperwork
The invoice, the full report, and any add-on results are worth keeping past closing day—not just during the contingency period.
Related guides
Frequently asked questions
How much does a home inspection cost on average?
A standard home inspection for a single-family home averages $343 nationally in 2026, with most buyers paying $296–$424, according to Angi and HomeAdvisor cost data. The exact price depends mainly on square footage, with smaller homes running closer to $200–$250 and larger homes running $400–$500 or more.
What’s included in a standard home inspection?
InterNACHI and ASHI Standards of Practice define the base scope as a visual, non-invasive check of the roof, exterior, foundation and structure, attic and insulation, interior, HVAC, plumbing, and electrical systems. Radon, mold, pests, sewer lines, wells, septic systems, and pools are explicitly outside that scope and cost extra.
Why do inspection quotes vary so much between companies?
Square footage, age, and local labor costs explain most of the spread, but the quote itself can hide differences: some flat fees stop at 2,000 sq ft and add a per-square-foot charge above that, some exclude crawlspace or attic entry, and some bundle a sample report you can preview and others don’t. Compare what’s included, not just the number.
Are add-on inspections like radon or a sewer scope worth paying extra for?
EPA recommends testing homes for radon regardless of location; a zone map cannot tell you the level in an individual home. A sewer scope depends on the property’s sewer condition and risk factors. Ask what is included in your quote, and whether your transaction or local rules require a qualified radon professional.
Who pays for the home inspection, the buyer or the seller?
The buyer typically orders and pays for the inspection, since it’s performed on their behalf as part of due diligence during the purchase contingency period. A seller may separately pay for a pre-listing inspection before putting the home on the market, but that’s a different inspection with a different purpose.