Home Inspection Costs in 2025: What to Budget and How to Save

Main takeaway: In 2025 you should plan to pay about $400–$600 for a standard home inspection, and more if the property is large, older, or needs specialty testing. I’ll explain what drives those costs, how to budget and choose the right inspection, and how to use the report to protect your investment.

As a licensed inspector, I see the same misunderstandings about inspection pricing over and over. Clients sometimes skip tests to save money or hire the cheapest inspector and later regret it. I want to make costs clear and practical so you can make smart choices when buying or selling a home.

Why the cost range matters

An inspection is a focused, visual review of a home's major systems: roof, foundation, HVAC, plumbing, electrical, appliances, attics, basements, and exterior grading. A typical inspection takes about two hours for an average-sized house, but inspections take longer when homes are larger, older, or harder to access. Those extra hours and the need for special equipment are the main reasons the price can move from roughly $200 up to $1,500+.

Here are the most common cost drivers:

• Location: metro areas on the East and West Coasts generally cost more than the Midwest or South.

• Size and complexity: homes over 3,000 sq ft, multiple outbuildings, pools, or tricky crawl spaces add time and fees.

• Age: older homes often need extra attention for outdated wiring, original plumbing, or hazardous materials.

• Specialty tests: radon, sewer camera scopes, mold, termite, and pool inspections are usually priced separately.

• Accessibility and safety: steep roofs, blocked attics, or active construction can increase the fee.

  
  

How I recommend you budget and choose an inspector

Start with the standard range: budget at least $400–$600 for a typical inspection in 2025. Then add money for likely add-ons based on the home’s characteristics. To get the best value, compare more than price:

1. Ask for sample reports so you can judge the level of detail and photos. I include clear photos and prioritized recommendations in every report — that’s what separates a useful inspection from a checklist.

2. Verify state licensing, insurance, and professional affiliations. Licensing matters for accountability and standards.

3. Request quotes that list specific add-ons (radon, sewer scope, pool, mold). A transparent quote helps you compare apples-to-apples.

Attend the inspection in person if you can. Walking with the inspector gives you context, lets you ask questions, and helps you understand which items are urgent and which are routine maintenance.

Which specialty tests should you include?

Decide up front based on location and visible concerns. Examples I recommend:

• If the house is in a radon-prone area or has a basement, include a radon test — it’s often inexpensive compared with the cost of fixing a high reading.

• If there are mature trees, older plumbing, repeated backups, or unexplained odors, add a sewer-line camera scope (commonly $100–$300).

• If you see visible mold or the home has chronic moisture issues, ask for a targeted mold assessment rather than assuming the general inspection will cover it.

  
  

Real scenarios and numbers

To make this concrete, here are typical examples I see:

• Low-cost property: A 1,100 sq ft newer home in a low-cost area — basic inspection around $200–$350. No add-ons needed in many cases.

• Typical buyer: A 2,200 sq ft house in a mid-priced market — plan for $400–$600 for the standard inspection. Add a radon test ($100–$200) and a sewer scope ($125–$300) if there’s reason to be concerned.

• High-complexity property: A 4,000+ sq ft older home with a pool and multiple outbuildings in a big city — combined inspection and specialty fees can exceed $600–$1,500, especially if I recommend specialists like an electrician, structural engineer, or pest inspector.

  
  

Time estimates help explain fees: an average inspection is about two hours on-site; large or complex homes often require four or more hours for the walkthrough and documentation.

Use the report as a tool, not a scare sheet

I write reports you can use in negotiations and maintenance planning. Significant structural or system defects can justify repair requests or credits at closing. Minor maintenance items help you prioritize a near-term budget. If I find systemic concerns (electrical, plumbing, foundation), I often recommend focused contractor inspections before you finalize the purchase.

Practical tips to save smartly

Don’t skip the inspection to save a few hundred dollars — the right inspection can prevent surprises that cost thousands.

Ask about package deals or bundled specialty tests; some inspectors offer discounts for first responders, veterans, or multiple services.

Final takeaway

Inspections are an investment in certainty. In 2025, plan for about $400–$600 for a standard inspection and more for large, old, or complex properties or when specialty tests are needed. Compare inspectors by sample reports and credentials, attend the walkthrough, and choose targeted add-ons based on the home’s features. This approach protects your safety, your timeline, and your wallet — and gives you the information you need to negotiate confidently. Book your inspection today

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Key View Inspection

Professional Home & Commercial Property Inspections

Serving Tucson, Arizona & Surrounding Areas

Phone: (520) 525-5450 • Email: Trish@KeyViewInspection.com