--- title: "Home Inspection" canonical: "https://www.simplyinsurance.com/home-inspection/" description: "Home inspection guide - what inspectors check, what it typically costs, how it differs from an appraisal, and how to use the report before closing." silo: "homeowners" published: "2026-07-24" author: "sa-el" source: "Simply Insurance" --- **A standard [home inspection](/homeowners-insurance/) covers the structure, roof, electrical, plumbing, HVAC, and major systems of a home — and typically costs between $300 and $500.** Prices vary by location, home size, and inspector experience. It's one of the most important steps a buyer can take before closing, because it surfaces problems that could cost thousands to fix and gives you real leverage to negotiate or walk away with confidence. --- ## What Is a Home Inspection? A home inspection is a professional, visual examination of a property's condition — top to bottom, inside and out. A licensed inspector walks through the home and documents what they find: what's working, what's worn, and what's broken or potentially dangerous. The result is a written report you can use to make decisions before you finalize a purchase. Importantly, a home inspection is not an appraisal. An appraisal tells you what a home is worth. An inspection tells you what condition it's in. Both matter, but they serve very different purposes. ### What Happens During a Home Inspection A typical inspection follows a systematic path through the property. The inspector starts outside — examining the roof, gutters, siding, foundation, grading, and drainage — then moves inside to check: - **Structural components:** Foundation, walls, floors, ceilings, and framing - **Roof:** Shingles, flashing, chimneys, vents, and skylights - **Electrical system:** Panel, wiring, outlets, and GFCI protection - **Plumbing:** Water pressure, pipes, water heater, and visible drains - **HVAC:** Heating and cooling equipment, ductwork, and filters - **Attic and insulation:** Ventilation, insulation depth, and signs of moisture - **Basement and crawl space:** Moisture intrusion, structural supports - **Doors, windows, and stairs:** Operation, weatherstripping, and safety The inspector documents everything with photos and notes, then compiles it into a report — usually delivered within 24 hours of the visit. ### What Home Inspectors Do Not Check This is where buyers get surprised. A standard inspection is visual and non-invasive, which means the inspector can't see inside walls, under floors, or behind finished surfaces. Common exclusions include: - Mold, asbestos, and lead paint (these need specialized testing) - Pest or termite infestations (requires a separate pest inspection) - Septic systems and underground storage tanks - Swimming pools, hot tubs, or outbuildings (unless added to the scope) - Chimneys beyond a visual exterior check (a chimney sweep does the detailed work) - Radon (a separate test kit or measurement service is needed) If any of these concerns apply to a home you're buying, order the additional testing separately. They're worth every penny. ### How Long Does a Home Inspection Take Plan on two to four hours for a typical single-family home. A small condo might wrap up in 90 minutes. A large or older home with complex systems can run five hours or more. Being present during the inspection is highly recommended — you'll get context for the report findings that you simply can't get from reading it cold. --- ## Home Inspection Cost Most buyers pay between **$300 and $500** for a [standard home inspection](https://www.simplyinsurance.com/compare-homeowners-insurance-quotes-online/), though costs range from under $200 in rural areas to well over $700 in expensive metro markets. The national average tends to hover around $340 to $420, depending on which data set you look at. ### Home Inspection Cost Per Square Foot Many inspectors price by square footage, usually in the range of **$0.10 to $0.20 per square foot**. A 1,500-square-foot home might cost $150 to $300 on the square-footage scale alone, but most inspectors have a base minimum fee regardless of size — typically $200 to $300 — so smaller homes don't cost dramatically less than midsize ones. ### Home Inspection Cost in California California's high cost of living extends to home inspections. Expect to pay **$400 to $600** for a standard inspection in most California markets, with prices climbing toward $700 or more in the Bay Area, Los Angeles, and San Diego. Specialized add-ons like earthquake retrofitting reviews or pool inspections push costs higher. ### Home Inspection Cost in Texas Texas is more affordable but still varies significantly by city. In Dallas, Houston, and Austin, expect to pay **$300 to $500**. Smaller markets can run $200 to $350. Texas also has specific requirements around who can legally perform inspections (more on that in the requirements section), which affects the inspector pool and pricing. ### Home Inspection Cost in New Jersey New Jersey sits closer to the higher end nationally. Most buyers pay **$400 to $600**, with northern New Jersey (near New York City) trending toward the top of that range. Older home stock in the state also means inspections often take longer, which can add to the cost. ### Home Inspection Cost Calculator: What Affects the Price Beyond location and square footage, these factors move the price: | Factor | Effect on Cost | |---|---| | Home age (pre-1980) | Often higher — more systems to examine | | Additional structures (garage, guest house) | Add-on fee, typically $50–$150 | | Pool or spa | Add $75–$150 | | Radon testing | Add $100–$200 | | Sewer scope inspection | Add $100–$300 | | Inspector certification level | Higher credentials can mean higher fees | --- ## Home Inspection Checklist A checklist helps you know what to track during the inspection — and what to review in the report. The right list depends on whether you're buying, selling, or doing a preliminary self-check. ### Home Inspection Checklist for Buyers Bring this to the inspection and follow along: - **Exterior:** Roof condition, gutters, downspouts, grading away from foundation - **Foundation:** Cracks, settling, signs of water intrusion - **Electrical:** Age of panel, breaker labels, GFCI outlets in wet areas - **Plumbing:** Water pressure, hot water heater age, signs of leaks under sinks - **HVAC:** Age of systems, filter condition, operational check - **Attic:** Insulation coverage, ventilation, no signs of moisture or pest activity - **Windows and doors:** Proper sealing, operation, and lock function - **Basement or crawl space:** Dry, no efflorescence (white mineral staining), vapor barrier present ### Home Inspection Checklist for Sellers Getting ahead of inspection findings before you list can save you from renegotiation surprises: - Replace HVAC filters and have systems serviced - Check for and repair any visible water stains on ceilings or walls - Test all outlets, switches, and light fixtures - Verify smoke detectors and carbon monoxide detectors work - Clear access to the attic, electrical panel, water heater, and crawl space - Repair obvious exterior issues: broken gutters, damaged siding, cracked caulk - Fix dripping faucets and running toilets ### Home Inspection Checklist for New Construction New doesn't mean perfect. New construction inspections catch builder errors before you take ownership: - Verify all permitted work has been approved - Check that grading directs water away from the foundation - Look for missing or improperly installed insulation - Confirm HVAC and plumbing are correctly sized for the home - Test every outlet, switch, and fixture ### DIY Home Inspection Checklist Not buying, just want to know your home's condition? Walk through with this simplified list: - Look for water stains on ceilings and around windows - Check under sinks for leaks or moisture - Test all GFCI outlets (push the reset button) - Look at your electrical panel for signs of burning or double-tapped breakers - Inspect the roof from the ground (or carefully from a ladder) for missing shingles - Check attic for daylight through the roof boards and signs of moisture --- ## Things That Fail a Home Inspection Technically, homes don't "pass" or "fail" an inspection the way a car passes emissions. What the inspector does is document conditions — and some conditions are serious enough to kill a deal, trigger mandatory repairs, or give you grounds to walk away. ### Biggest Red Flags in a Home Inspection These findings should make you pause and think hard before proceeding: - **Foundation problems:** Significant cracking, bowing walls, or settlement - **Active roof leaks or widespread shingle failure** - **Outdated or unsafe electrical:** Knob-and-tube wiring, aluminum branch wiring, Federal Pacific or Zinsco panels - **Major plumbing issues:** Galvanized pipes with corrosion, slow drains throughout, evidence of sewage backup - **HVAC system failure:** Systems at or past end of life with no heat or cooling - **Signs of significant water intrusion or mold in the basement or attic** - **Structural pest damage** (termites, carpenter ants) ### Things That Fail a Home Inspection in Texas Texas has high humidity in many regions, so inspectors there pay close attention to: - Pier-and-beam foundation movement (very common in expansive clay soils) - Wood rot on exterior trim and decking - Improper attic ventilation leading to moisture buildup - HVAC systems overwhelmed by the climate demand Texas also requires inspectors to be licensed by the Texas Real Estate Commission (TREC), and reports follow a standardized format — which makes it easier to compare findings across different homes. ### What Fixes Are Mandatory After a Home Inspection Most repairs are negotiable, not mandatory — but there are exceptions. Lenders (especially for FHA and VA loans) require certain conditions to be corrected before they'll approve financing: - Health and safety hazards (exposed wiring, no handrails on stairs, active roof leaks) - Major structural defects - Pest infestations Beyond lender requirements, what gets fixed is a negotiation between buyer and seller. You can ask for repairs, a price reduction, or a credit at closing. ### When to Walk Away After a Home Inspection Walking away makes sense when: - The cost of necessary repairs approaches or exceeds your available budget - The seller refuses to negotiate on significant structural or safety issues - The inspection reveals problems that weren't disclosed and feel deceptive - Multiple major systems (roof, HVAC, foundation) all need replacement simultaneously Worried about what didn't show up on your inspection? Comparing home warranties that require no inspection to protect against unexpected repair costs is worth looking into — they can cover appliances and systems that inspectors flag as aging but functional. --- ## Home Inspection Requirements ### Home Inspection Requirements by State Inspector licensing requirements vary significantly. Some states require a license; others have no regulation at all. Most licensed states require: - Completion of an approved pre-licensing course - Passing a written exam (often the National Home Inspector Examination) - A minimum number of supervised inspections - Ongoing continuing education ### Home Inspection Requirements in Florida Florida requires home inspectors to be licensed through the [Florida Department of Business and Professional Regulation](https://www.myfloridalicense.com). Applicants need 120 hours of approved coursework, passing the state exam, proof of insurance, and a background check. ### What Lenders Require from a Home Inspection For conventional loans, lenders don't always mandate a home inspection — but they do require an appraisal. FHA and VA loans are stricter. FHA appraisers must note health and safety deficiencies, and VA appraisers must flag conditions that make the property unsuitable. In practice, buyers should always get an independent inspection regardless of what the lender requires. --- ## How to Find a Home Inspector Near Me ### What to Look for in a Home Inspector - **State license** (where required) — verify it with your state's licensing board - **Certifications** from ASHI (American Society of Home Inspectors) or InterNACHI - **Sample report** — a good inspector can show you a sample before you hire them - **Reviews and references** — recent Google reviews from buyers tell you a lot - **Errors and omissions (E&O) insurance** — protects you if the inspector misses something material ### Best Home Inspectors for Buyers Ask your real estate agent for referrals, but also do your own research. Your agent's relationship with the inspector shouldn't cloud the inspector's independence. Look for inspectors who have been in practice for at least five years and carry full liability coverage. ### Affordable Home Inspectors Near Me To find the best rate without sacrificing quality: - Get at least three quotes before booking - Ask if there's a bundled rate for adding radon testing or sewer scoping - Check for recent certifications — newer inspectors may charge less while still being highly qualified - Avoid the cheapest quote if it comes without verifiable credentials or reviews --- ## Home Inspection Certification and Classes ### Home Inspection Certification Requirements The two main certifying bodies are **ASHI** and **InterNACHI**. Both require: - Completing an approved inspector training program - Passing a standardized exam (NHIE or equivalent) - Submitting to a code of ethics State licensing requirements layer on top of certification. Some states mirror ASHI or InterNACHI requirements; others have independent licensing boards. ### Home Inspection Classes Online and Near Me Both ASHI and InterNACHI offer online coursework. Community colleges in many states offer in-person programs. Online courses typically run **60 to 120 hours** of content. In-person programs often include hands-on field training, which is especially valuable for new inspectors who want to build confidence before solo inspections. ### Home Inspection Certification Cost Expect to spend **$1,000 to $2,000** on coursework, exam fees, and initial membership in a professional association. State licensing fees add another $100 to $500 depending on the state. ### Home Inspector Salary and Career Outlook The median annual salary for home inspectors in the U.S. is around **$61,000** according to the Bureau of Labor Statistics, with experienced inspectors in high-demand markets earning significantly more. Self-employed inspectors who build a strong referral network can earn well above that. The career path suits people with backgrounds in construction, contracting, or engineering who enjoy working independently. --- ## Frequently Asked Questions ## What is the biggest red flag in a home inspection? Foundation problems are the biggest concern — they affect the structural integrity of the entire home and can cost tens of thousands of dollars to repair. Other serious red flags include active roof leaks, unsafe electrical panels (like Federal Pacific or Zinsco), evidence of sewage backup, and widespread mold. Any single one of these warrants a hard look at the cost of repairs before you proceed. ## What is typically done during a home inspection? A home inspector performs a visual examination of the property's major systems and structure, including the roof, foundation, electrical panel, plumbing, HVAC, attic, and basement or crawl space. They document conditions with photos and produce a written report, typically within 24 hours. The inspection is non-invasive — the inspector doesn't open walls or move furniture. ## What are common house inspection issues? The most frequently reported issues include aging or improperly maintained HVAC systems, roof wear or missing shingles, water intrusion in basements and crawl spaces, outdated electrical panels, improper grading around the foundation, and missing or insufficient attic insulation. Older homes often surface multiple issues simultaneously simply because systems age together. ## What do home inspectors not check? Standard inspections don't cover mold testing, asbestos, lead paint, pest infestations, radon, septic systems, underground storage tanks, swimming pools (unless added to the scope), or the interior of chimneys. Each of these requires a separate specialist or test. If you suspect any of these issues, order them in addition to the standard inspection. ## Do sellers usually fix everything on home inspections? No — sellers aren't required to fix everything. Most repair requests are negotiated. Sellers commonly address safety hazards and obvious defects to protect the deal, but cosmetic issues and deferred maintenance are often handled through price reductions or credits rather than actual repairs. FHA and VA loan requirements do impose some mandatory corrections, but for conventional loans, it's largely a negotiation. ## What devalues a house the most? Structural defects, foundation issues, and roof failure top the list. Beyond physical condition, location-based factors — flood zones, proximity to environmental hazards, or poor school districts — can significantly reduce value. Inside the home, outdated kitchens and bathrooms, water damage, and evidence of mold or pests are among the most common value killers that show up in buyer negotiations. ## When should you walk away after a home inspection? Walk away when the cost of necessary repairs exceeds your financial capacity, when the seller refuses to negotiate on serious structural or safety findings, or when the inspection reveals problems that clearly weren't disclosed. If the roof, foundation, and HVAC all need replacement at the same time and the seller won't budge, that's a combination that rarely ends well financially — moving on is usually the smarter call.