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Pricing
Why Understanding Home Inspection Pricing Matters
Hiring a professional home inspector is one of the smartest investments a property buyer or seller can make. A quality inspection can reveal hidden issues, save thousands of dollars in future repairs, and give peace of mind during a major transaction. However, one of the most frequently asked questions we receive is: "How much does a home inspection cost?"
This page is your complete guide to understanding how inspections are priced, what factors affect the cost, and what you're really getting when you choose Sam's Home and Commercial Inspectors. We also outline our tailored inspection packages, giving you options that fit your budget and needs.
Our goal is transparency and education, and ultimately, we aim to help you feel confident in your decision to protect your investment.
1. What Goes Into the Cost of a Home Inspection?
No two homes are alike, and neither are their inspections. The cost of a home inspection can vary based on several critical factors. Here's what we consider when creating a customized inspection quote:
A. Property Size and Square Footage
Larger homes naturally require more time and effort to inspect thoroughly. We base our pricing structure partially on square footage to reflect the scale of the inspection:
- Up to 1,000 sq ft: Lower range
- 1,000-2,000 sq ft: Standard pricing
- 2,000-3,500 sq ft: Moderate premium
- 3,500+ sq ft: Custom quote required
B. Age and Condition of the Home
Older homes often require more in-depth inspection due to aging systems, outdated construction practices, and potential code violations. A 1920s colonial will typically take longer to inspect than a newly built ranch.
C. Type of Property
Different property types carry different requirements:
- Single-family homes
- Duplexes or multi-family buildings
- Condos or townhomes
- Modular or manufactured homes
Each has specific systems and standards that we address.
D. Location and Accessibility
Is the property located in a remote area or a dense urban center? Are there crawlspaces, steep roofs, or difficult access points? Travel time and access complexity affect inspection duration and cost.
E. Additional Systems and Features
If the home includes any of the following, a more comprehensive inspection is required:
- Swimming pools
- Septic systems
- Private wells
- Solar panels
- Smart home systems
1. What Goes Into the Cost of a Home Inspection?
No two homes are alike, and neither are their inspections. The cost of a home inspection can vary based on several critical factors. Here's what we consider when creating a customized inspection quote:
A. Property Size and Square Footage
Larger homes naturally require more time and effort to inspect thoroughly. We base our pricing structure partially on square footage to reflect the scale of the inspection:
- Up to 1,000 sq ft: Lower range
- 1,000-2,000 sq ft: Standard pricing
- 2,000-3,500 sq ft: Moderate premium
- 3,500+ sq ft: Custom quote required
B. Age and Condition of the Home
Older homes often require more in-depth inspection due to aging systems, outdated construction practices, and potential code violations. A 1920s colonial will typically take longer to inspect than a newly built ranch.
C. Type of Property
Different property types carry different requirements:
- Single-family homes
- Duplexes or multi-family buildings
- Condos or townhomes
- Modular or manufactured homes
Each has specific systems and standards that we address.
D. Location and Accessibility
Is the property located in a remote area or a dense urban center? Are there crawlspaces, steep roofs, or difficult access points? Travel time and access complexity affect inspection duration and cost.
E. Additional Systems and Features
If the home includes any of the following, a more comprehensive inspection is required:
- Swimming pools
- Septic systems
- Private wells
- Solar panels
- Smart home systems
2. What We Charge
While each quote is customized, here's a breakdown of typical costs to help guide expectations:
| Home Size | Starting Cost |
|---|---|
| < 1,000 sq ft | $300 |
| 1,000 - 2,000 sq ft | $350 |
| Every 500 sq ft is an additional | $50 |
These are base rates. Add-ons (see Section 5) or special features may increase the cost slightly.
3. Our Pricing Philosophy: Transparency, Value, and Honesty
At Sam's, we don't believe in hidden fees or vague estimates. Here's our approach:
- No surprise charges
- Detailed quotes before booking
- Free consultations to determine scope
- Bundled packages to maximize value
We price for quality, and our inspections are performed according to the highest industry standards-including those set by the Certified Commercial Property Inspectors Association (CCPIA) and International Association of Certified Home Inspectors (InterNACHI).
4. Home Inspection Packages
To make the process easy and tailored, we customize the inspection to meet your needs:
A. Normal Inspection Includes:
- Full structural, roofing, plumbing, HVAC, electrical, Attic, crawlspace, and foundation inspection
- Digital report within 24 hours
- Photo documentation - 90% of the photos taken will be in the report
- General maintenance tips
Price: Starting at $300 for homes Less than 1,000 sq ft. For every additional 500 sq ft, it's $50 more.
B. Mobile Home Inspection Includes:
- Full structural, roofing, plumbing, HVAC, electrical, crawlspace, and foundation inspection
- Digital report within 24 hours
- Photo documentation - 90% of the photos taken will be in the report
- General maintenance tips
Price: Starting at $300
C. HUD Foundation Inspection Includes:
1. Standard HUD Foundation Certifications
- Permanent Foundation
- Support System
- Tie-down System
- Grading/Drainage
2. Additions Certifications
3. 1st Permanent Location
Additions Certifications
1st Permanent Location
Price: Starting at $600 for all 3.
D. 11 Month Warranty Inspection Includes:
- Full structural, roofing, plumbing, HVAC, electrical, Attic, crawlspace, and foundation inspection
- Digital report within 24 hours
- Photo documentation - 90% of the photos taken will be in the report
- Assist in filing a warranty claim if needed. We are with you from the start to the end.
- We highly recommend adding a sewer scope to cover all the basics.
Price: Starting at $300 for homes Less than 1,000 sq ft. For every additional 500 sq ft, it's $50 more.
5. Add-On Inspection Services
For clients who want to dive deeper into specific concerns, we offer these optional add-ons. There are discounts when done with a home inspection:
- Termite/Wood Destroying Insect Inspection: $100
- Mold Sampling & Analysis: $100 per sample, at a minimum of 1 outdoor and 3 inside. Samples are mailed off to a lab, and results are normally available 48 hours after the lab receives them during the business week.
- Radon Testing: $200 for a single monitor, $250 for two monitors
- Sewer Scope: $300 without a home inspection, $200 with a home inspection
- Pool Inspection: $100 for above-ground pools, $150 for inground pools
- Spa Inspection: $75
- Private Well Inspection: $250
- Lead-Based Paint Testing: $125 per sample
- Asbestos Sampling: $100 per Sample
- Drone Inspection (Standalone): $150
- Crawlspace Inspection with Robot only: $200
- Thermal Inspection: $250 without an inspection, $100 with an inspection
6. Why Sam's Stands Out
With so many inspection companies out there, why choose Sam's?
- CCPIA Certified: We follow the industry's gold standard for commercial inspections.
- InterNACHI Certified: We follow the industry's gold standard for residential inspections.
- Advanced Tools: Drones, infrared cameras, sewer scopes-cutting-edge tools for maximum detail.
- Quick Turnaround: Most reports are delivered within 24 hours.
- Experienced Pros: Each inspector is rigorously trained and fully insured.
- Client Education: We take the time to explain findings in plain language.
- Customer Satisfaction: 5-star reviews on Google, Angi, HomeAdvisor, and countless repeat clients.
7. Frequently Asked Questions (FAQs)
Q: How long does an inspection take?
A: Most inspections take 2 hours, depending on size and complexity.
Q: Do I need to be present?
A: It's not required, but we encourage clients to attend the last 30 minutes for a walk-through.
Q: Do you inspect condos and townhomes?
A: Yes. Pricing may be slightly lower since the HOA may cover exterior systems.
Q: Are your inspections valid for real estate transactions?
A: Absolutely. Our reports are accepted by lenders, agents, and insurance providers.
Q: How soon can I book?
A: Most appointments are available within 48-72 hours.
10. Ready to Schedule Your Inspection?
Whether you're buying, selling, or maintaining your property, Sam's Home and Commercial Inspectors is here to help you make informed decisions.
Call Now: (573) 202-6062
Email: Sam@samhomeinspectors.com
Get peace of mind.
Avoid costly surprises.
Protect your investment.
We look forward to working with you!
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