How much does home inspection cost?

A basic home inspection generally costs between $300 and $600 depending on the size, age, and location of the home.  This is a tiny fraction of your overall investment in a home, so it's not worth skipping to save a few dollars.  Additional inspection services can significantly increase the cost of a basic inspection, so it's worthwhile to select only the services that make sense for your situation.

As a general rule, it's only worthwhile to test for items that are immediately relevant to your purchase of a home.  If you're not going to get an issue fixed before you move in, you probably don't need to bother testing for it during your home inspection.  Also remember that if you find a problem during your inspection and don't fix it, you'll need to disclose it to subsequent buyers when you sell your home in the future.

Here are some of the most common extra inspections that can be performed in addition to a basic home inspection, and ballpark costs.

  • Radon - $150-$200 - Recommended for Homes with Basements

Radon is a radioactive gas that is common to find leaking into basements in Maryland.  If the home has a basement, a radon test can be performed to determine whether corrective measures need to be taken.  The cost of the radon test is around $150 to $200.  The potential health effects of radon exposure are serious, and the fix is relatively inexpensive, so a radon test is usually performed for homes with basements.  Radon reduction systems typically cost around $800 to $1,500 for a typical basement, so corrective action can often be negotiated into the selling price of the home.

  • Lead Paint - $300-$500 - Not Usually Necessary

Homes built before 1978 may have lead paint, and homes built before 1950 almost always do.  Lead has serious health effects if it's ingested or inhaled, especially in small children.  But because exposure requires ingesting or inhaling the paint, lead paint is generally considered safe if it's in good condition.  Corrective action for lead paint in good condition usually just involves covering it up.  Unless you have paint that is chipping, or you're planning on remodeling, it's usually not necessary to do a lead test.  Testing for lead typically costs $300 to $500 for a typical home.  Lead paint removal can cost $10,000 to $30,000 or more, but removing the paint is not usually necessary.  Lead encapsulation (without removal) is much more cost effective, at around $500 to $2,000 for a typical Maryland home.

  • Asbestos - $400-$800 - Not Usually Necessary

Asbestos is commonly found in homes built between the 1940s and 1970s, though it can occasionally be found outside of those years.  The EPA banned asbestos in several steps during the 70s, but it didn't mandate asbestos removal from existing construction, so it can be found used as insulation, fireproofing, and as a component in plaster in many Maryland homes.  Since asbestos needs to be inhaled to be dangerous, it's generally considered safe as long as the material is in good condition.  Unless there's visible damage or you're planning on renovations, there's usually no reason to do any asbestos testing.  If you are planning to knock down walls, you might want to have popcorn ceilings or plaster tested for asbestos before you start work.  An asbestos test typically costs around $400 to $800, but since your home inspector won't likely be permitted to dig into walls prior to your purchase, the amount of asbestos testing that can be done during a home inspection is limited.  Be sure to engage the services of a reputable contractor for any renovation, and leave some extra room in your budget for asbestos remediation if it's necessary.  Costs of asbestos remediation can vary widely depending on how extensive the project is, from around $1,500 to $30,000 or more.

  • Water Testing - $150-$250 - Required for private wells, otherwise optional

Most lenders require a water potability test of a well along with a septic inspection.  Homes with city water sources don't generally require water testing, though it could be valuable if your inspector finds evidence of a problem.  Water testing typically costs around $150 to $250 depending on the testing required.  If a problem is found, it can generally be addressed with water conditioning equipment.  Depending on the type and severity of the problem, water conditioning equipment can cost $500 to $5,000 or more.

  • Other Inspections - Case by Case Basis

If your inspector finds evidence of a problem, he may recommend a more thorough follow-up inspection by a specialist.  For instance, termite inspections and sewer inspections typically fall outside of the scope of a normal home inspection.  Your inspector can advise you on whether these are worthwhile services to add based on the condition of the property.

What Services do I need?

Everyone's needs are different, so your inspector should take some time to get to know you and your plans for your new home.  Get started by clicking the button below.