Home inspection cost and what it covers

What a home inspection is, and what it is not

HUD describes a home inspection as a paid, unbiased look at a house. The inspector evaluates its physical condition, estimates the remaining useful life of the major systems, equipment, structure and finishes, and identifies items that need repair or replacement (HUD-92564-CN).

An inspection is not an appraisal. HUD’s notice says an appraisal “is required to estimate the home’s value for your lender and does not replace a home inspection,” and that FHA does not guarantee the value or condition of the home. If you find problems after closing, “FHA cannot give or lend you money for repairs, and FHA cannot buy the home back from you.” The CFPB makes the same split: lenders generally require an appraisal, and you generally need both. See what a home appraisal costs.

FHA lenders must hand every prospective buyer the HUD-92564-CN notice at first contact, whether for prequalification, preapproval or application (Handbook 4000.1, last revised August 12, 2026). The notice is a warning, not a requirement to inspect.

Why no official price exists

I found no federal license or fee schedule for home inspectors. The CFPB tells buyers to check an inspector with the local Better Business Bureau and with the state or county licensing authority, and notes that licensing is not always required. With no official schedule, the fee is whatever each inspector quotes you.

What the fee depends on is the scope of the job. The sources above point to four pieces:

1. The inspector’s standards of practice. HUD tells buyers to ask a prospective inspector for the Standards of Practice or a sample report, because that shows what is included.
2. Add-on tests. HUD lists tests to discuss with your inspector: radon, mold, air or water quality, asbestos, lead paint, urea formaldehyde insulation and pest infestations.
3. A separate septic inspection. EPA advises having a septic system inspected by a septic service provider before you buy, and notes that your state, your local government or your lender may require it.
4. Follow-up work. CFPB says a lender can require repairs before closing, or ask you to set money aside for repairs after closing.

So ask each inspector for a written quote that lists what is included and what is extra. Compare scope first, then price.

Protect the value of the inspection

Hire an inspector who answers to you. The CFPB warns that an inspector paid by someone else, or paid only at closing, may downplay problems. Go to the inspection yourself: the CFPB says being present helps you understand the report and ask questions.

Book it early. The CFPB advises scheduling an inspection as soon as you choose a home, so you have time to resolve problems. If your purchase contract is contingent on a satisfactory inspection, you can cancel without penalty if you are not satisfied, or negotiate repairs, credits or a lower price. Check how your contract ties the inspection deadline to your earnest money deposit.

Radon and lead paint

EPA reports that the Surgeon General urged Americans to test their homes for radon and stressed fixing the problem as soon as possible when the level is 4 pCi/L (150 Bq/m3) or more. HUD’s notice repeats the recommendation that all houses be tested.

If the house was built before 1978, federal law also gives you a lead-paint right. Before you are bound by a contract, the seller must give you the EPA lead pamphlet, disclose what is known about lead-based paint and provide available records. The seller must also give you a 10-day period to conduct a paint inspection or risk assessment. You can agree in writing to change that period or waive it (EPA).

Where states differ

States decide whether home inspectors need a license, what a report must contain and what a seller must disclose before you inspect. For two examples of seller disclosure rules, see Texas seller disclosure and California seller disclosure. For the full purchase sequence, see the steps to buy a home, and for the other fees on your closing statement, see closing costs explained.