How Much Does a Home Inspection Cost?

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Buying a home is a major investment and the process itself can cost a lot of money. You might consider passing on hiring a home inspector to save money but we do not recommend this.

A home inspector could save you thousands of dollars in the long run if he identifies a major issue with the home that will need attention. If you do not hire an inspector and purchase the home unaware of the issue, you will be responsible for the costs of repairing it.

The risk involved is not worth the amount of money you will save if you do not hire a home inspector before you buy a home.

So, how much does a home inspection cost?

There is no set cost for a home inspection. The prices often range from $200-400 depending on a variety of factors. Factors include the size of the home, the age of the home and the estimated time the home inspection will require for completion.

You should ask a home inspector how much he charges right away as well as his qualifications and referrals from previous realtors or home buyers.

He will explain the rates for his pricing and an estimate on how much the inspection will cost and an idea of how long it will take.

A larger home that is several decades old can require up to 4 hours or more to complete an inspection so if an inspector charges based on an hourly rate you should expect the cost to be more for a larger, older home.

However, condos and smaller homes might only require 2 hours or less to complete an inspection. More often than not, the amount of time the inspection requires will often come down to the condition of the home.

Additional costs for a home inspection can occur if the inspector performs radon tests or mold tests in the home. We recommend you include these tests in the cost of the inspection since the inspector will often charge less if he performs them at the same time as the inspection.

You should expect to pay $300 on average for a home inspection. The money spent on a home inspection before you purchase a home can save you thousands of dollars if the inspector identifies serious issues in need of repair.

Install GFCI Light Switches


In our last post, we stressed the importance of installing smoke detectors in your home prior to a home inspection. Today, we want to encourage you to install GFCI light switches in your home.

GFCI stands for “ground fault circuit interrupter”. The internal device in this light switch shuts off electric power to the switch if it detects a current moving in the wrong direction.

GFCI light switches are now standard in new home remodels and a home inspector will require you install them as part of his report.


  • Locate the circuit breaker in your home and turn off the power to the room you will be installing the GFCI light switch.
  • Test the outlet with a circuit tester to ensure the power is off and then remove the face plate with a screwdriver.
  • Test the interior of the outlet again to ensure there is no power.
  • Remove the mounting screw from the outlet and then remove the outlet from the wall.
  • First, remove the black wire from the outlet.
  • Second, remove the white wire from the outlet.
  • Lastly, remove the ground wire from the outlet.
  • Straighten the neutral wire and the ground wire and and strip ½-inch from the wires with a wire cutter.
  • Now attach the ground wire to the GFCI.
  • Now attach the neutral wire to the GFCI. Push it through the end of the GFCI on the end with the hole and the screw to tighten the hole around the wire.
  • Now attach the black wire with the same process.
  • Now organize the wires into the outlet box and push the box back into the wall.
  • Mount the outlet with a screw and screw on the face plat.
  • Now return to your circuit breaker and turn the power back on in the room.
  • Test the GFCI outlet.

You should repeat this process for all of the outlets in your bathroom, kitchen and outdoor living areas.

The presence of GFCI light switches and outlets in your home for sale will help you to pass your home inspection and complete the sale of your home.

If you are not comfortable working with electricity, we recommend you hire a professional electrician near you to install GFCI light switches.