Average Home Inspection Cost In The U.S.Every year, we survey hundreds of home inspection firms in every state across the US to track the average cost of a home inspection. Not that price alone is always the best deciding factor to use when choosing a home inspector (read more on this below) but it’s useful to know what to expect when ordering a home inspection.
If however you’ve come here looking for a home inspection cost calculator to turn your inspection report into a repair estimate then head on over to our homepage for instructions on a fast, easy way to do that.
Still reading this? Then that means you’ve probably been asking yourself “How much does a home inspection cost?” and read a lot of articles and posts out there that claim to show you the average home inspection cost in the US today.
Which is great. Except you’re probably not buying the average house in the average area of the average age and average square footage. So we’ve gone even further and broken down our pricing survey by not only average cost in each state, but also by size of home, and also prevalence and cost of additional services like termite, radon and sewer inspection services.
So here it is – the average cost of a home inspection as actually quoted by REAL US Home Inspectors.
Based on our survey, for the average 3 bed, 2 bath US Home of 2400 sf, (with no additional services) you should expect to pay around $450 for a home inspection. You will also see a second graph that shows the high, low and average cost for typical add on services you will find offered on inspections in your area.
And here’s an actual breakdown of data from our survey (rounded to two decimal places.)
So you are looking for the "perfect" home, and you've found one that is within your price range and in a nice neighborhood.
Now it's time to tour the home to see what's inside!
So, what you should be wary of prior to making an offer?
From a home inspector's point of view, there is not much that would discourage me from purchasing a home; at this point, I've inspected around 4000 homes, so it's very rare for me to see something that surprises me.
That said, you are not in the same situation, which might be why you're reading this!
Here are a few things that I see from time to time that might make me want to know more about the home if I were a buyer:
1.New cosmetic details on an older home.
Let's be real, homes from the 60's didn't have an "open floor plan". If I see a home like this, I wonder how it was done, who did the work, and did they receive the required permits? Unfortunately, the answers to those questions are usually: Wrong, Someone that didn't know what they were doing, & NO.
The new cosmetic details can be much simpler, like new interior doors, crown molding, baseboards, flooring, paint, texture. All of these things can certainly make the home look nice, but these items are also cheap and don't require a licensed pro to perform their installation. This means that it was almost certainly cheaper for this work to be done and it also makes a big impression on a potential home buyer. We are visual creatures, so it looks nice and therefore our brain says it must be nice! Almost every home I've inspected that meets the above criteria had numerous significant defects that weren't readily visible without a home inspection! Yet another reason a Double C Home Inspection is crucial.
2. New texture/paint on walls. In any home where you see this, just know that there was a reason this repair was completed. Maybe the damage was innocent, like a chair falling over and hitting a wall, putting a hole in the wall. But sometimes, we see homes where the repair was not so innocent! Texture is a great camouflage for termite damage. The texture will dry and harden once applied and being able to visually establish that termite damage is present becomes nearly impossible! This is why Double C Pest www.doublecpest.com/ provides Termite inspections AND Termite treatments!
3. Septic systems. Septic systems are a perfectly acceptable means of treating waste water. Millions of septic systems exist nationwide. However, we find that the majority in West Texas have not been properly maintained. You would be surprised to know how many home owners don't even know where their septic tank is! How can you maintain something you own if you don't know a thing about it? This is why Double C Home Inspections provides septic system & also sewer camera inspections as an optional service!
4. Older home with big trees in the yard. Let's be real, a tree that manages to survive decades in West Texas is a force to be reckoned with! Sometimes, said tree survives in a yard by finding the sewer drain line under the home and working it's roots into the line. This is why Double C Home Inspections provides sewer camera inspections as an optional service! You would not believe how many homes have some sort of plumbing problem that is completely unknowable without the use of this service!
5. Finally, look around at the home's interior and see if you see small dark stains around light switches, electrical outlets, lights, etc. This could mean that the home has or has had a serious ROACH infestation! Along those lines, if you see live bugs during your tour, this may be a sign that the home has a pest problem! Think about it, how often do you see live roaches? This is because they are generally a nocturnal pest, so live ones in the day time mean they are either fearless or desperate; either of these are bad signs. This is why Double C Pest www.doublecpest.com/ provides a complete pest management plan to fit your needs!
The most important part of a home purchase is the home inspection! Don't let anyone convince you otherwise!
The Internet is the future of commerce, right? You can use it to buy sneakers, groceries, cars, and now…homes? That’s right. Consumers can simply log onto the nearest computer and snatch up properties without even physically walking through the home in person, thanks to online flippers called iBuyers. IBuyers such as Offerpad, Opendoor, and RedfinNow, make data-driven cash purchases of properties, make minor updates and repairs to the homes, and resell them on the open market. Buyers then purchase the property solely based on the online listing and maybe a 3D virtual tour. With the news of Zillow retreating from the iBuyer market, we could only wonder, is online home buying here to stay? And if so, where? To find out, we decided to analyze which cities are the best and worst for virtual home buyers. based on the number of homes in the area that offer a 3D tour and the average home price.MethodologyWe based our analysis on the 49 most populous cities in the U.S. to ensure high sample sizes of home listings. We focused on the number of nearby homes offering an online 3D tour and relevant factors like home value and average list price in each city. Specifically, we gathered the following factors for each of the 49 cities in our analysis: 3D Listings Weight: 3.00 Zillow Home Value Index Weight: 2.00 For Sale Inventory Weight: 2.75 Median List Price Weight: 2.25 Note: The Zillow Home Value Index (ZHVI) is a smoothed, seasonally adjusted measure of the typical home value and market changes across a given region and housing type. It reflects the typical value for the region’s homes within the 35th to 65th percentile range. Importantly, ZHVI dollar amounts reflect the typical home value for the region—not the median home value. After collecting the individual city factors above, we assigned each one with an appropriate weight given their importance in determining a city’s value for buying homes online. We then assigned each city a score of 0-5 for each ranking factor based on the raw value and its weight. Individual factor scores were then added together to give each city a final score from 0-50. Higher scores indicate cities are better for buying homes from Zillow online. Nashville and Salt Lake City were not included in the final results due to insufficient data available. The remaining 47 cities were ranked according to their individual factor scores and weights. Read on to see what we found.The 20 Best U.S. Cities for Online Home Buyers, According to ZillowFirst, we looked at the 20 best cities for Zillow home buyers. Offering a whopping 20,244 available properties at a median list price of just over $322,000, Philadelphia, Pennsylvania is the number one city for home buyers. The typical home value is even lower—$225,000—making it even more affordable for those looking to settle into the City of Brotherly Love. Additionally, while not the most on our list, there are 315 listings with 3D showings online for those who want to attend open houses from the comfort of their couch. Just shy of Philadelphia’s city score of 47.62 out of 50, Houston, Texas took second place with a city score of 47.02. The Southern mecca has more than 8,000 more listings than Philadelphia and almost 400 additional online 3D showings, but the higher median list price took the city down a notch for prospective buyers. Going down the list, Chicago, Illinois came in third with a score of 46.92 and Phoenix Arizona was fourth with a score of 44.97. Washington, D.C. rounded out the top five cities for Zillow home buyers with a score of 42.29.The 10 Worst U.S. Cities for Online Home Buyers, According to ZillowSo, what about the worst cities for Zillow home buyers? With a whopping median list price of 1,249,333, we’re not surprised to see San Jose, California score 8.11 out of 50 and take the title as the worst U.S. city for Zillow home buyers. In addition to eye-popping prices, the city only has 104 listings out of 3,029 with 3D showings available. Other large metropolitan areas where homes are notoriously expensive suffered in our ranking as well. We saw San Diego, California, Buffalo, New York, and Memphis, Tennessee on the list in third, ninth, and tenth place, respectively. But where the top 10 worst cities for Zillow home buyers really failed is their lack of 3D tours online. In Hartford, Connecticut, sixth in the ranking, just 2 out of 3,616 listings had them. Likewise in Birmingham, Alabama, which placed eighth, only 3 out of 4,068 listings featured 3D tours.Scores by CityDo you live in one of the top 47 most populous cities in the U.S. and want to know where it ranks in terms of buying a home on Zillow? Check out our full dataset above to find out. We included all the cities in our analysis as well as the raw data for each ranking factor so you can further analyze why your home city did well or not so well in the ranking.Closing ThoughtsWhile Zillow reportedly pulled out of buying homes online due to paying prices they could not recoup when selling them, it’s still very easy for consumers to log on and purchase a home without even setting foot on the front lawn. Some states are better than others for doing this, as we have seen above, but we at Repair Pricer don’t recommend it at all. When you visit a property in person, you gain invaluable information about its condition that you’d never discover through a webcam. Additionally, you should always have a professional home inspection performed to uncover hidden repairs and potential dangers of your new home.
This great article is available with additional info from one of our 3rd party vendors at www.repairpricer.com/zillow-homebuyers/?utm_medium=email&_hsmi=197900027&_hsenc=p2ANqtz--nw104FzE_xt4RQm2bCpdbIUQ2zyg3hNIytVI5P4YhesI-O4_OjobvJD1H7My4cCYRwaoPWZCl6HEJ9VQOx9wazig3BCJ_yM4sBnDKvUniJWs6Wn0&utm_content=197900027&utm_source=hs_email
Why should you have a Double C Home Inspection completed on a new construction home?
Newly built homes are great. They have the new home smell and look amazing. So, why get a
home inspection, right?
Skipping out on a home inspection is like not looking at your car because it just got to the lot.
How many recalls are heard about with new vehicles? Buying a home and getting it inspected is
in the same category… except a home can be a lot more costly to fix.
Who wants to move into a home that must be fixed because things weren’t done right? Who
has the time to complete things that should have been installed correctly?
Home inspections can provide you with peace of mind!
From touring the home for the first time, to when the builder says they are done, we know that this is the best feeling
in the world. You may be thinking, “the wait is over” it is finally time!! Everyone may be arguing over who
gets what room and where they are going to put their things. But, did anyone notice that when
the doors are closed, they don’t fully close? Or did anyone notice that when someone uses the sinks, there's a leak in the cabinet below?
Many of the small things that are missed due to excitement and relief when it's finally time to move in, might first be caught by Double C Home Inspections. We take pride in inspecting for these issues, and we provide you with a report that will bring them to your attention before you move in.
One thing that is usually forgotten and super easy to fix is missing splash blocks at the bottom of rain gutter downspouts.
This item is inexpensive and easy to install, but if not present can potentially cause big problems with a structure's foundation.
In the end don’t let the small things a Double C Home Inspection could have found, cost you big bucks!
We take great pride in providing each service we perform! If you'd like to learn more, check back again here often!
Okay, here's the scenario:
You have found the home you love, and you have the home inspected.
Several issues are found on the inspection report that you want the home seller to repair, so you make the moves needed to request that this happen properly based on the inspector's findings.
The seller replies back some time later that these repairs have been made as requested. Your closing date is coming up soon, and you want to make sure that those repairs were completed correctly.
So, what do you do?
On average, we complete about 1-2 re-inspections per month, so less than 5% of our business overall.
I have to be honest; I dread completing a re-inspection! DREAD IT! Why? Because of the 100 or so I have done as an inspector, I have had only ONE where every repair the seller claimed to have completed correctly was actually completed correctly. Why are so many not completed correctly? I don't know.....
So now, we have a prime example of lack of return on investment for the client. Our inspection company does charge for every re-inspection we complete because it is time on our schedule where we could be earning a full fee inspecting a home elsewhere. Honestly, I believe that any experienced, self respecting inspection company should charge for this service.
To sum up the above scenario; the client (buyer) has now paid us 2 separate fees, and repairs still aren't right.
Instead of the above scenario, we recommend this: have the seller provide documentation from the contractor they hired to complete the job showing how the item was corrected, by whom, & when. If a licensed or qualified pro was hired to complete the job, then we should assume they know what they're doing and they are capable of doing the job correctly. In the event that the contractor didn't do the job correctly, the client will know who to contact next.
This solution is much more advantageous to the client, and provides the needed documentation for peace of mind.
Pool Time Preparations
Pools are always a fun time to spend with family, but unfortunately as a Home Inspector in west texas, the maintenance and safety of the swimming pool is sometimes disregarded.
As a full service inspection company, we want to help! Read on to see some helpful tips that will help keep your pool safe, as well as looking and working well throughout the year!
Make sure that the pool is properly secured from unwanted guests (and liabilities!!)
Having the gates open away from the pool and having the locking mechanism at the correct height at all of the entrances is a good way to make sure the perimeter of the pool is secured. This is relatively simple to correct, and not very expensive!
Perception is Reality to any potential buyer.
Making sure that the minor details such as cracks in the decking and coping of the pool and pool accessories are not overlooked will keep the maintenance to a minimum.
Here in Midland Tx pools are a commodity and are more common than expected. The water from the surrounding area is heavy in hard minerals and can affect the pools filtering system. Having the correct chemicals in the pool with affect the clarity and cleanliness of the pool.
Water can be the life of the party or the demise of the surrounding areas of the pool. Water will get in the cracks in the decking and copping and cause spalling or in the winter can be affected by the freeze/thaw cycle.
Sealing the cracks in pool decking will help prevent future damage and repairing or painting any areas that have begun to rust will increase the longevity of the areas.
There are no second chances at first impressions.
Make a list for monthly check-ups so you can stay on top of the overall maintenance of the pool. This will make sure everything is up to par and can potentially keep the out of pocket expenses down with the preventative measures taken. West Texas is known for being hot and dry, having a properly working safe pool is the best thing to have for these temperatures.
Questions or concerns about your swimming pool? We can help! Contact us today!
Adrian Lopez - #24214
So many of the defects Adrian and I find as a home inspection company are related to lack of maintenance.
Below you'll find some simple tips to help your home last longer, look nicer, and function more efficiently!
1. Don't neglect painting or otherwise maintaining the exterior of the home - especially trim!
It's easy to focus on the interior of the home for paint, decor, etc, but don't forget the exterior too. Paint goes a long way towards preventing wood rot and other associated problems. Make the most of your curb appeal with this simple and affordable task!
2. Maintain your homes' systems as intended.
*Air filters at your HVAC system should be changed as often as recommended by the manufacturer, or more often if needed. This helps the system function more efficiently, and can also help with allergens in the air.
*Water heaters should be drained regularly. This will usually help extend the life of your water heater if you start off doing this from day one.(You can find step by step guidance for completing this task on this website.)
*Chimneys should be cleaned regularly to prevent possible creosote build up and potential chimney fires.
*Test your smoke and carbon monoxide detectors regularly per manufacturer's instructions. Replace batteries as directed, and remember to have smoke detectors in every sleeping area, hallway, and on every floor of the home at a minimum! Life saving advice!
3. Look for ways to make your home more energy efficient.
In addition to the items mentioned above:
Consider replacing burned out light bulbs with energy efficient LED bulbs.
Have your HVAC system professionally cleaned and serviced at least annually - this will help the system function more effectively and hopefully last longer too.
Check the temp on your hot water supply - you can complete this task with a stem thermometer or other means. If the water temp is too high (over 130*) it can lead to potential burns to vulnerable individuals, but dialing back the thermostat on your water heater can also help save energy. You can find instructions for completing this process on our website!
Adding insulation to your attic is almost always an effective means of improving energy efficiency. This is a service offered by many HVAC contractors, but is possible to DIY too.
Caulk and properly seal around doors and windows. This becomes even more important in the winter months to stop those cold drafts!
We have many more helpful tips on our blog from the past 6+ years of service! Keep reading and check back here again soon!