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Find a home inspector near Indianapolis, IN

Find a home inspector near Indianapolis, IN

Find a home inspector near Indianapolis, IN

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Home Inspectors near Indianapolis, IN

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Q & A

Answers to commonly asked questions from the experts on Thumbtack.

What is a home inspection?

A home inspection is a visual inspection performed by a trained professional to determine the condition of a home’s main elements. The inspection usually takes several hours, during which the professional takes multiple photos and notes, tracking information for a final report. After the inspection, the pro will create a printed report, complete with photos and detailed information, summarizing the condition of the house. A home inspection is often used by potential home buyers prior to purchase to determine if there are larger issues (such as dry rot or a faulty foundation) that are not immediately visible to the untrained eye but that would cost a lot of money to resolve. Home inspections are also used by real estate agents and home sellers to address any concerns before putting a home on the market. Longtime homeowners can also schedule a home inspection to get a snapshot of their current home condition and identify any issues that need to be addressed. A home inspection is not a legal document that can be used for divorce or estate settlements, nor can it be used to secure loans or mortgages.

What should be included in a home inspection?

A complete home inspection involves a visual investigation of all major elements that make up your home. A home inspection is a vital part of buying or selling a home to ensure you’re not accidentally buying a termite-infested home or one with major structural defects. Paying for an inspection before purchasing a home can save you a lot of money in the long run. The national average home inspection cost is $310, with prices ranging higher or lower based on your location and the square footage of your home. After performing a walk-through inspection, the pro should provide you a printed report — complete with photos and recommendations — detailing what’s in good condition, what would benefit from minor repairs, and what needs immediate attention. Home inspection pros know how to spot trouble areas, but they’re not licensed contractors, electricians or plumbers, so they may suggest you hire a licensed pro to address specific problems. Here are the main components that a home inspection covers:

  • Home structure
    • Foundation, grading and drainage, roof covering, roof structure, interior and exterior attic walls, ceilings and floors, interior and exterior doors, windows, stairways, fireplace and chimney, porches, balconies, decks, attached carports, and crawl space.
  • Electrical
    • HVAC system, heating equipment, cooling equipment, ductwork and vents, fixtures and switches, branch circuits, receptacles, service entrance and panels.
  • Plumbing
    • Water heater and equipment, drains, waste systems, vents, and plumbing fixtures.
  • Appliances
    • Garage door openers, garbage disposal, dishwasher, exhaust range, range hood, bathroom exhaust fans, cooktop, oven and microwave.

How much does it cost to get a house appraised and inspected?

Home appraisals and home inspections both assess your home and provide a report summarizing the condition or value of your home based on key measurements. Unlike a home inspection for the sale of a property, a home appraisal is used for loan applications, property value assessment for sales or settlements (divorce, estate, etc.), and taxes and insurance. If you’re having your home appraised for lending purposes, you’ll likely need a state-certified appraiser, so be sure to your research their credentials. Nationally, the average cost for a home appraisal is $340.

If you’re buying or selling a home, having a professional home inspection can be an invaluable tool for price-setting and negotiation, as well as learning what repairs are necessary. The national average home inspection cost is $310, ranging higher or lower depending on the inspection company, your location and the size of your home. Other factors that can affect cost are additional inspection services and pathogen testing. Here are some examples of average home inspection costs in various parts of the country:

  • Home inspection in New York City: $425 or more.
  • Condo inspection in New York City: $200 or more.
  • Home inspection in Central Texas: $250 for homes up to 2,000 square feet.
    • $275 for homes from 3,001-4,000 square feet.
    • $300 for homes from 4,001-5,000 square feet.
    • $325 for homes 5,001 square feet and up, plus 10 cents per additional square foot.
  • Home inspection in Los Angeles: $199-$299 or more.

How long does it take to do a home inspection?

On average, you can expect a standard home inspection to take two to three hours. Your house size can affect inspection length, as can requesting additional services such as sprinkler system inspections, outbuilding inspections, radon testing, crawl space inspections, or pool house inspections. During the home inspection, the professional will be taking photos and looking in and around all parts of your home. The inspector will then compile a report that may be more than 20 pages. You should receive this report back within a few days to a week. The report should detail everything from minor imperfections and maintenance recommendations to major defects that need to be resolved as soon as possible, like structural failures or a leak in the basement. Your report should include photos and clearly outlined information about all major elements inspected, as well as recommendations for next steps.

Reviews for Indianapolis home inspectors
Thumbtack Customer
Chris was very helpful and thorough. He explained everything to me as he inspected my future home. I would highly recommend Excellent Home Inspection.
Excellent Home Inspection Services, LLCExcellent Home Inspection Services, LLC
Thumbtack Customer
This is the second time we used Chris Jacobi for a home inspection. He is excellent at what he does. Prompt, informative, and curteous!
Excellent Home Inspection Services, LLCExcellent Home Inspection Services, LLC
Thumbtack Customer
Chris did a great job with our home inspection. He was thorough and informative throughout the process. His final report was easy to follow.
Excellent Home Inspection Services, LLCExcellent Home Inspection Services, LLC
Rachel L.
Very pleased with my experience with Morris Home Inspection Group. I booked an appointment last minute, with only 2 days notice. He was on time and prepared. He performed a thorough inspection and even had my results emailed to me by Sunday (the inspection was on a Friday night.) It was a detailed report including pictures and highlighted all the areas of concern. I would happily recommend his services to my friends and family.
Morris Home InspectionsMorris Home Inspections
Kavian K.
Great to work with! I'm an out of state investor and working with OMT Home Inspection was truly easy for me as they were very responsive throughout the process. Thanks team.
OMT Home InspectionOMT Home Inspection
Thumbtack Customer
Chris was on time, professional and very thorough. Explained what his job was as an inspector and what he was looking for. I highly recommend Chris and Excellent Home Inspection Services.
Excellent Home Inspection Services, LLCExcellent Home Inspection Services, LLC
Thumbtack Customer
I found out about Chris when I put in a home inspection request on Tumbtack. I spoke with several inspectors before I had a chance to talk to Chris. He answered all my questions and seemed very knowledgeable, so I decided I wanted him to inspect my home. He arrived on scheduled and was very detailed in his inspection. He would stop to explain things to me that he saw and answered everything I asked him about. He delievered the report to me that same day and it was 17 pages long with detailed photos and easy to understand explanations on any problem areas. I am highly satisfied with the work Chris did and would strongly recommend him to anyone.
Excellent Home Inspection Services, LLCExcellent Home Inspection Services, LLC
Jack S.
Mike did an excellent job with my home inspection. He was very thorough and made sure to explain everything he was calling out in his report. He also was a great help in explaining to me the cost and difficulty of a project when the seller wasn't willing to fix the problem themselves. I would definitely recommend hiring Mike as your home inspector.
OMT Home InspectionOMT Home Inspection
Matthew E.
Determine what the customer wants out of the home inspection. If they tell you to focus on certain aspects, do not dilute the effort on less important details. I told Mike that the reason I hired him (besides his reasonable price) was to ensure that the foundation, roof, and utilities were in good working order and would not need repair. Instead he did a complete inspection (in less than 2 hrs). I only comment because in my opinion it was not thorough or focused as requested. I'm certain all home inspectors have experienced the "know it all" customer and I'm not trying to sound like that, but I tried to make it very clear that cosmetic or minor defects were lower priorities. The weather was poor and he had traveled from the opposite side of town which probably meant he needed to make time to meet the following appointment. I got the impression that Mike's business model is cheap and fast which, in my opinion, likely led him to overlook some details and not do an effective job. The appraisal performed at a later date was much more thorough. Mike was a pleasant person and accommodated my schedule well, but I would not hire him again. He did not examine the roof, likely because of weather conditions. Pictures of attic and crawl were taken from a single access point suggesting that he did not explore for faults. Additionally, when asked where the main water shutoff was located, he did not know. The very templated report I received the following day states that the house has a shutoff yet the location was not reported. I am certain that he did not look for it because it was located in the crawl which he did not thoroughly inspect. He also had no note of the sump. Again, this is something I asked about and was given a misdirecting answer. My frustration is that I wish you could trust people that claim to be experts. (Additional comments) - I lowered the rating from 2 stars to 1. I'm finding more and more obvious things that a good home inspector would've easily identified. Outlets that do not work and a window that does not work.
OMT Home InspectionOMT Home Inspection
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