How much does a Home Inspection cost?

Most people want to jump directly to "How much does a Home Inspection cost". This is like basing a decision on which doctor or attorney to use based on their prices. Don't get me wrong, price is important, but it should be the last factor you consider when picking your Home Inspector. The following are some important consideration and questions that you should ask your Home Inspector before finalizing which one is going to help you determine the condition of that home you are hoping to purchase.

What is their experience and background? Home Inspectors in Texas are licensed and the Texas Real Estate Commission (TREC) issues license numbers sequentially. They started issuing licenses in 1986, a few years after Jim and Lore started performing home inspections. Jim Hemsell's license number is #129 and that represents 26 years of experience. Some Home Inspectors with a license number in the 9900's started last year. Who do you really want evaluating your property that you are spending your hard earned money on?
What are you getting for your money? Some Home Inspectors are at the property for a few hours before rushing off to their next inspection. The Home Inspection Report may or may not be provided at the inspection. Are digital pictures used to strengthen the power of your negotiations to get items repaired before you close on the property? A Closer Look Inspection Services usually has two inspectors onsite to perform the Home Inspection. We take our time to explain the significance of the items needing repair. We generate a computerized report onsite with digital pictures to make sure that you are in the best bargaining position as you finalize the negotiations.
Does your Home Inspector carry Errors and Omissions insurance as well as General Liability insurance? On September 2007, the law changed to require Home Inspectors to carry $100,000 in Errors and Omissions insurance. The law does not go into effect until the Home Inspector renews their license which could be as lat as August 2009. A Closer Look Inspection Services carries $1,000,000 of Errors & Omissions insurance as well as General Liability insurance and they have for many years and never had to file a claim.

Make sure you are comparing Apples to Apples.

Not all Home Inspection Companies and Home Inspections are the same!

Fee Structure for : A Closer Look Inspection Services

Mechanical/Structural Inspections on Preowned Residential Homes prices are based upon the square footage of the home and the type of foundation (either slab or pier and beam). All square footage is calculated on living area plus garage. All prices include a complete general inspection and a termite (WDI) inspection.

Up to 1300 sqft $ 275

1301 to 1800 sqft $ 305

1801 to 2100 sqft $ 345

2101 to 2500 sqft $ 380

2501 to 3000 sqft $ 430

3001 to 3500 sqft $ 475

3501 to 4000 sqft $ 510

4001 to 4500 sqft $ 540

4501 to 5000 sqft $ 585

Above 5001 sqft .12¢/sqft

Pier and Beam Foundation Inspections $ 100 - 200

Foreclosure Inspections (Structural only) $ 200 min bid at 10¢/sqft

As buildings become older , their inspection becomes more complicated so an additional fee is added based on the age of the building.

Pre 1980 $25

1970 $50

1960 $75

1950 $100

1940 $125

1930 $150

1920 $175

1910 $200

Additional Home Inspection fees

Sprinkler System Inspection (per control box) $ 35

Spa Inspection $ 60

Pool $ 100

Pool & Spa $150

Well Inspection including Coliform test $ 100

Septic Inspection $ 100 / $200 w/o inspection

Out Buildings $ 75 Minimum

Reinspection $ 200 Minimum

Gas Line Inspection $ 40

CMC Home Energy Audit

Up 2,000 sqft $150

2,000 - 3,500 sqft $175

Above 3,500 sqft $200

Dallas Building Code Energy Inspection

2 Inspections typical - 1 at Framing & 1 at Final $200 - $250

ASHI Home Insurance Survey

Survey cost on any size house $100

Premium Gold Service

Order any Structural / Mechanical Inspection and Energy Audit and get the ASHI Home Insurance Survey for $60! That is a $40 savings on your inspection services

Water Intrusion Inspections

EIFS Inspection Minimum $450 bid at .18¢ / sqft

Hardcoat Minimum $450 bid at .20¢ / sqft

New Construction Inspections

Base inspection fee is same as the Structural / Mechanical Inspection + $25

Foundation Pour Insp. $ 200 / 350

Framing Inspection (with elevations) $ 300 min bid at 10¢/sqft

Elevational Survey $ 175

11 Month Warranty Inspection is same as Structural Mechanical Inspection less $25

Environmental Water Analysis

Water Analysis - Samples and Lab Analysis

73 Parameter water quality analysis- Major pollutants and organic

chemicals. This meets most FHA, VA and Fannie Mae requirements. $300

73 parameter plus 20 pesticide option $375

Expert Witness and Litigation Inspection Services

Inspections and Expert Witness Services require a special contract and bid for scope of services.

All services are bid at $200 / hour

Always use an ASHI Certified Inspector for your inspection needs.