Ashburn, VA 20149
Home Inspectors on Thumbtack cost
$320 - $350
Average price
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Whether you are selling your house or becoming a first-time homebuyer yourself, you will need a professional home inspection. You may also get an inspection to refinance a mortgage, take out an insurance policy, sign a long-term lease, or perform a routine checkup. You should expect to pay for your own inspection instead of relying on reports provided by a real estate agent or current occupant. Paying a few hundred dollars for your own thorough inspection could save you thousands down the road in hidden damages or problems.

A complete home inspection involves a visual inspection of a home’s plumbing, electrical wiring, heating, ventilation and air conditioning (HVAC) system, structure, roof, interior, insulation, exterior and other major components. A home inspection is a vital part of buying or selling a home. The homebuying process can be stressful, especially for a first-time buyer, but a thorough inspection report from a reliable third-party inspection company can ease that stress by telling you the exact condition of the property and identifying any problems.

Inspections are available for homes, offices, commercial spaces and multiunit buildings. Different inspectors may specialize in certain types of building. Several factors affect the average cost of a home inspection.

Square footage

Home inspectors often base their fees on a home’s square footage. The larger the house, the higher the cost for an inspection. Under the Roof Home Inspections in Greenville, Texas, offers tiered inspection fees based on home size:

  • Up to 3,000 square feet: $250

  • 3,001–4,000 square feet: $275

  • 4,001–5,000 square feet: $300

  • 5,001 square feet and up: $325, plus 10 cents for each additional square foot

When calculating the square footage of the property to be inspected, be sure to include all floors, including basements, attics and porches. If you don’t know the square footage of the building, specify the number of floors, bedrooms, bathrooms and other details to help the inspector provide an accurate fee estimate.

Some professional home inspectors set their fee based on the selling price a single-family home, not by square footage. Others set inspection fees based on the square footage plus a checklist of items that need to be inspected.

Age of home

Older homes or historic homes may cost more to inspect than newer construction. An older home may take longer to inspect due to wear and tear, especially if the house has undergone extensive renovations or additions over its lifetime. Mixed and matched electrical or plumbing systems, a history of home repair jobs, or an extra fuse box in the garage are factors that could make the inspection take longer, which may increase the cost.

Condos and multiunit buildings

Condominiums often have lower home inspection costs than traditional homes. For example, Three Keys Home Inspections in Bronx, New York, has prices starting at $425 for most single-family homes while condo inspections start at $200.

If you live in a densely built urban area — even in a high-dollar real estate market like New York or Califrornia — the cost of a home inspection might be less than in suburban areas because so many of the housing units are in multiunit developments. Multiunit homes are generally smaller than single-family homes and inspecting a condo often requires much less of a roof inspection, which is a significant part of the cost.

Basement or crawlspace

Home inspectors may charge an additional fee if the home has a crawlspace instead of a basement, which requires them to crawl under the home. Under the Roof Home Inspections charges an extra $25 for inspecting the crawlspace.

A full basement adds to the total square footage of your house. Don't forget to include the basement in your estimate of the house’s square footage when hiring an inspector.

Mobile homes

Inspection fees are often lower overall for mobile homes. Under the Roof Home Inspections charges $250 (including crawlspace) to inspect a mobile home.

Older mobile homes and double- or triple-wides may cost more to inspect. Septic tank inspections will also likely cost extra.

Optional inspections

Prices can increase if homeowners want additional buildings on their property inspected or testing performed. Here are examples from two companies:

Under the Roof Home Inspections:

  • Sprinkler systems: $20

  • Outbuildings without plumbing or electric: $25 per building

  • Outbuildings with plumbing or electric: $50 per building

  • Guest/pool house: $250

Three Keys Home Inspections

  • Final walk-through: $100

  • Water testing: $125

  • Radon testing: $150

  • Starting price for annual checkup: $250

Pathogen testing

Be sure to ask your home inspector to test for radon and carbon monoxide. Depending on where the house is located, mold detection could also be an important part of a complete inspection. Older homes should be tested for lead paint, termites and other pests.

Other factors

The cost of an inspection may increase if your property has large trees in the yard, wells and septic systems in rural areas, or a swimming pool. Describe the property in detail when you request a cost estimate for an inspection to ensure an accurate quote.


A proper home inspection should take 2-3 hours, depending on the size of the house and other factors like how much of the roof needs to be inspected. Expect the professional home inspector to take many photographs of the home during the inspection.

Items inspected

A professional home inspector will typically do a visual inspection of the basic structure of the home, the roof, the gutters, the siding, plumbing, HVAC, electrical and all the home appliances. Under the Roof Home Inspections includes these items in its report:

Structural systems

  • Foundation

  • Grading and drainage

  • Roof covering

  • Roof structure and attic walls (interior and exterior)

  • Ceilings and floors

  • Doors (interior and exterior)

  • Windows

  • Stairways

  • Fireplace and chimney

  • Porches, balconies, decks and carports (attached)

  • Crawlspace

Electrical systems

  • Service entrance and panels

  • Branch circuits

  • Receptacles

  • Fixtures

  • Switches ​

  • HVAC systems, heating equipment

  • Cooling equipment, duct system and vents ​

Plumbing systems

  • Plumbing fixtures

  • Drains

  • Waste systems

  • Vents

  • Water heater and equipment

  • Hydrotherapy equipment ​


  • Dishwasher

  • Food waste disposal

  • Range hood and exhaust range

  • Cooktop, oven and microwave (built-in)

  • Bathroom exhaust fans

  • Garage door openers

Licensing and certification

Make sure the home inspector you hire is certified by one of the professional associations. With a certified home inspector, you can be sure you’re getting a thorough home inspection that any financial institution or realtor will recognize. The American Society of Home Inspectors (ASHI), for instance, requires its members to abide by standards of practice and a code of ethics, which prohibits conflicts of interest — for example, a realtor paying an inspector to give a bad house a favorable inspection. Other organizations that certify home inspectors include the National Association of Certified Home Inspectors (NACHI) and American Home Inspectors Training (AHIT). Every state requires a state license or certification for home inspectors, like California Real Estate Inspection Association (CREIA). Ask to see your inspector’s certifications and licenses when requesting an inspection.

Inspection reports

Reports are usually over 20 pages long, and take a few days to complete. The report should include photos and a complete list of all items inspected, any problems encountered such as signs of water damage or hairline cracks in the wall, the condition of features in the home, any home repairs needed, and everything else the inspector observes. The report will include red flags as well as recommendations for any additional investigations or items that should be repaired or replaced.

Pro tips

  • Don’t just choose the lowest bidder for a home inspection. If you’re making a big investment to buy a home, you want to get an inspection from a certified, licensed and insured home inspector.

  • Be present during the inspection to watch the inspector work, so you can ask questions about the condition of the home and how to maintain it in the future.

  • Make sure the inspector checks for carbon monoxide and radon.

  • A professional inspector may charge extra to inspect decks, detached garages or other outbuildings.

  • If you live in a rural area, the inspector may factor travel time into the cost of your inspection.
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