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Services and Fees

When people call me, usually the first question they ask is "how much do you charge for an inspection?" I know that the cost of any service is always an important factor, but when the main purpose of a home inspection is to protect the largest investment of your life, wouldn't you want to hire the very best inspector that you can find?  Wouldn't it be prudent to make your selection based on what an inspector has to offer as trying to save a few dollars now by hiring the lowest bidder could actually end up costing you thousands later in missed or improperly inspected items?  Generally, the rule of thumb is the more something costs, the better it is.   This usually applies with home inspectors as well (although I keep my fees reasonably priced.)   The lower cost inspectors are usually the ones with the least to offer which means that you are not getting the best value for your money or more importantly, properly protecting your investment.

 
It is my recommendation that you shop around for a home inspector based on their qualifications; including experience, training, knowledge and professional affiliations. Other considerations should be the quality of their written report, whether or not they are insured, and any included extras that add additional value to their services such as the
free 90 Day Home Warranty and the free Lifetime enrollment in RecallChek© that I include in my inspection packages; plus the Home Buy Back Guarantee for Home Buyers. (Please see the "About Your Inspector" page on this website if you haven't already discovered all that I bring to the table.)
 
So please, do not let cost be the only factor in deciding whether or not to have a home inspection or in the selection of your home inspector. As I have shown, the lowest-priced inspection is not necessarily a bargain.
 

90 day free home warranty
100% statisfaction guarantee or your money back
free enrollment in Recallchek
we'll buy back your home guarantee

Every inspection package includes both a 90 Day Home Warranty

and lifetime enrollment in RecallChek© at no additional cost

Plus My 100% Satisfaction Guarantee or your money back

And don't forget the Home Buy Back Guarantee for Home Buyers

*Pricing may not reflect any current sales or specials.  Please be sure to inquire about any special pricing. See a better deal elsewhere- let me know.*

 upto1000 sqft .....................................  $199
1000-1500 sqft .....................................  $299
1501-2000 sqft .....................................  $349
2001-2500 sqft .....................................  $399
2501-3000 sqft .....................................  $449
3001-3500 sqft .....................................  $499
3501-4000 sqft .....................................  $599
over  4000 sqft .....................................  Call

 

*Refer to the Additional Fees section below for any extra costs that may be included in your inspection.

 

 upto1000 sqft .....................................  $249
1000-1500 sqft .....................................  $349
1501-2000 sqft .....................................  $399
2001-2500 sqft .....................................  $449
2501-3000 sqft .....................................  $499
3001-3500 sqft .....................................  $549
3501-4000 sqft .....................................  $649
over  4000 sqft .....................................  Call

 

Includes Move In Certified Advertising, signage, and a bound display copy of your report for Open Houses and showings

Mobile Home/ Condominium Inspection

Single wide   .........................................  $199
Double wide ........................................   $249


upto 1500sqft .....................................  $249
1501-2000sqft .....................................  $299
2001-2500sqft .....................................  $349
​2501-3000sqft .....................................  $399
over 3000sqft ......................................  Call


*Refer to Home Buyers Inspection pricing if 

  Condo exterior requires inspecting or is not 

  part of a Home Owners Assoc. that is responsible   for exterior maintenance.

Additional Fees

These fees may apply to the above inspection types (Home Buyer/Home Seller/Mobile Home/Condo) .

 

Detached Garage Inspection ..........................  Add $25

Additional Dwelling Inspection ......................  Add $25 and up

Detached Deck or Gazebo Inspection .........  Add $25

Houses over 50 years old  ..............................  Add $25

Swimming Pool ................................................. Add $75

Spa Inspection .................................................  Add $50

Well Inspection ................................................  Add $125

Septic Inspection .............................................  Add $125

Reinspection Fee .............................................  Add $100

Availble Options with your inspection package:

 

Annual Reinspection (1 year, one time only) - This inspection is the same as the Safety & Maintenance inspection.  I give you the opportunity to purchase this inspection at a substantial discount if scheduled now.  The cost is only 50% of the original inspection fee and includes a full report.

 

Buyers Protection Plan - This option protects you from having to pay for a new inspection should the deal fall through for any reason and you do not purchase the property.  (The home inspects poorly, financing falls through, the seller changes their mind- any reason at all) Should you select this option, you will receive full credit towards the cost of a new inspection.  The fee for this option is only $29.

Apartment & Duplex/ Triplex Inspection

Apartment Inspections .................  $199 per Unit

Apartment Exterior/Common .......  Call


Duplex

upto 1500sqft  ...............................  $199 per Unit

1501-2000sqft  ............................... $250 per Unit

over 2001sqft  ......................................  Call

 

 

Triplex

upto 1500sqft  ...............................  $225 per Unit

1501-2000sqft  ..............................  $275 per Unit

​over 2001sqft  ......................................  Call

 

Includes cost estimate for all repairs plus 2 hours of onsite consulting.  Large property units call for special discount pricing.  

 

I can also custom tailor an inspection package suited to your needs and budget.

Four Point Insurance Inspection

 upto1000 sqft .....................................  $125
1000-1500 sqft .....................................  $150
1501-2000 sqft .....................................  $175
2001-2500 sqft .....................................  $200
2501-3000 sqft .....................................  $250

3001-3500 sqft .....................................  $300
3501-4000 sqft .....................................  $400
over  4000 sqft .....................................  Call

 

Secondary Heating Unit add $25

Secondary Service Panel add $25

 

A Four Point Inspection specifially covers:

Roof, Plumbing, Electric, & HVAC

 

 

Remodeling/Repair Inspection

Standard Projects (i.e. decks, porches, patios, garages, kitchens, baths, etc.)

 

Single visit

(final inspection before final payment to contractor)  $125

 

Dual visit

(mid-project, final) $175

 

Three visit

(initial consultation first day of project, mid-project, final) $225

 

Large projects (i.e. additions, basements, structural, etc.) 

 

Four Visit

(initial consult, post framing, pre-insulation, final) $400

 

Five Visit

(initial consult, post framing, pre-insulation, pre-drywall, final) $450

 

These prices are a guideline, call me to discuss your project and I will custom tailor an inspection package to best fulfill your specific needs and budget.

11 Month (Builders) Warranty & New Construction Inspections

 

11 Month Warranty

 

An 11 Month Warranty inspection is usually scheduled one month prior to the expiration of the typical one year Builder's Home Warranty.  This gives the builder a chance to complete any items found before the expiration of the warranty and establishes a timeline should there be any discrepancies with the Builder.  $199

 

New Construction Inspections

 

New Construction Inspections typically are scheduled at certain phases of the building process to help identify problems as they arise (making them easier to identify) and to make sure that the builder is not cutting any corners or using substandard material to save on construction cost and increase their profit margin.  Although I highly recommend that anyone who is having a house built choose my All-Inclusive New Construction Inspection package, I offer my clients the option to pick and choose which phases they wish to have inspected.  

 

The Phases for New Construction Inspection:

 

  1. Planning- This is a great time to talk to an inspector before you finalize your options with your builder as I can offer great ideas that the builder might not otherwise present to you or even let you know that are available. I can also help you make the most of your home by offering suggestions that you may have not considered as well as let you know about any problems that you might expect with any options that you may have already chosen. Includes up to 3 hours of consulting. $125

  2. Foundation- This includes excavation, footings, foundation walls (or slab), waterproofing, backfill and compaction, and underground plumbing. Municipal inspections are typically performed on the foundation (prior to pouring) and underground plumbing. $150

  3. Rough Building- This occurs pre-insulation, after the framing of the structure and the installation of the rough plumbing, electrical and mechanical  (HVAC) items.  This inspection includes wood or steel framing, exterior wall and roof sheathing, exterior trim and siding (and/or stucco/brick), windows and exterior doors, and roofing.  It also includes water and waste/vent piping, plus the setting of the water heater; ductwork, venting and furnace installation, wiring and electrical panel installation. Municipal inspections are typically performed on rough framing, plumbing, electrical, and mechanical. $150

  4. Insulation- This step is critical as improper installation of the insulation can reduce your home's overall energy efficiency costing you tens of thousands of dollars in additional heating and cooling costs over the life of your home.  There is not a municipal inspection at this point in the majority of cities, but rather they rely on the contractor's certification and with the drywall being installed next, the insulation will be hidden without anyone knowing whether or not it was properly installed. $150

  5. Pre-final Walk-through (final building)- This is the last step of the construction process.  This inspection should occur two or three days before your final walk-through with the builder as this is the last opportunity to have any leverage over the builder to repair any deficiencies that are observed before taking possession of the home.  This step is basically a "typical" home inspection as all items are inspected as if this were the first time that I visited the home.  This stage includes a standard written report to show the builder to aid in getting the repairs completed and documented in case of any discrepancies or legal issues.  (all other stages get a mini-report of the condition of the items inspected.) Refer to Home Buyers Inspection above for cost based on square footage

  6. 11 Month Warranty Inspection- As stated above, most builders offer a one year warranty to repair items that may have arisen during the first year after construction.  This is the last chance to have these items documented for repair. $149

 

 

All-Inclusive New Construction Inspection Package- This package includes all 6 inspection phase inspections listed above, a copy of The Home Owners Handbook, a custom-tailored Home Energy Report (a $200 Value), Unlimited phone and email consultations should you have any questions or problems during the construction process, one additional on-site consultation (a $125 Value), a presentation folder of the entire building process (to remember the building of your Dream Home) including photos, anecdotes, and all of your reports plus other valuable information on maintenance as well as a few other surprises.  It also includes up to 4 hours of witness or deposition time should the need arise (a $1000 Value) as problems with builders are becoming more and more common with the housing market in the current condition.  This package is easily valued over $2500 if you were to purchase everything separately, but you get it all at the discounted price listed below.

 

 upto1000 sqft .....................................  $800
1000-1500 sqft .....................................  $850
1501-2000 sqft .....................................  $900
2001-2500 sqft .....................................  $950
2501-3000 sqft .....................................  $1000
3001-3500 sqft .....................................  $1050
3501-4000 sqft .....................................  $1100
over  4000 sqft .....................................  Call

 

5 Visit New Construction Inspection Package- This package includes the first 5 phase inspections omitting the 11 Month Warranty Inspection.  It also includes all of the amenities from the All-Inclusive package except you are limited to 2 hours of legal time.

 

 upto1000 sqft .....................................  $675
1000-1500 sqft .....................................  $725
1501-2000 sqft .....................................  $775
2001-2500 sqft .....................................  $825
2501-3000 sqft .....................................  $875
3001-3500 sqft .....................................  $925
3501-4000 sqft .....................................  $975
over  4000 sqft .....................................  Call

 

4 Visit New Construction Inspection Package- This package includes your choice of 4 of the first 5 phase inspections.  It also includes a Home Energy Report, a copy of The Home Owners Handbook, and unlimited phone and email consultations.

 

 upto1000 sqft .....................................  $550
1000-1500 sqft .....................................  $600
1501-2000 sqft .....................................  $650
2001-2500 sqft .....................................  $700
2501-3000 sqft .....................................  $750
3001-3500 sqft .....................................  $800
3501-4000 sqft .....................................  $850
over  4000 sqft .....................................  Call

 

3 Visit, 2 Visit or 1 Visit packages are priced at face value.  The 3 Visit and 2 Visit packages also include a Home Energy Report and Unlimited phone and email consultations.  The 1 Visit package includes unlimited email consulting.

 

 

 

Investor Inspections, Services & Consulting

 

As investors have special needs, I do my very best to attend to them.  I offer investors special pricing on all inspections as well as discounted pricing on all of my services and consulting.  Please call to discuss your needs.

 

Services I perform:

Full/ partial Rehabbing and handyman work, lock changes, roof tarping, property repair estimate reports, winterizations & de-winterizations, clean-outs, lawn & snow, full-service property preservation.

Commercial Inspections

 

Commercial inspection fee for any sized building with any number of amenities  ......................................  $125/hour average pricing. Call for exact quote.

Safety & Maintenance Inspections

 

 

 upto1000 sqft .....................................  $149
1000-1500 sqft .....................................  $199
1501-2000 sqft .....................................  $225
2001-2500 sqft .....................................  $249
2501-3000 sqft .....................................  $299
3001-3500 sqft .....................................  $349
3501-4000 sqft .....................................  $449
over  4000 sqft .....................................  Call

 

*Refer to the Addional Fees section above for         any extra costs that may be included in your         inspection.

 

This inspection is similar to a standard buyers inspection and covers all major components of the home except that it focuses more on the preventative maintenance aspect and safety items found within the home.  It is recommended to have one of these inspections annually which can potentially save you thousands in repair costs by identifying and implementing the preventative maintenance suggestions within the report.

Ancillary Testing Services

 

 

Home Energy Report ..........................  $79    (Limited Time Only)
Indoor Radon Test ..............................  $149 
($179 if not performed at the time of inspection)
Basic Water Test ..................................  $99   (coliform and e-coli bacteria, nitrates and nitrites)
Comprehensive Water Test ...............  $149  (same as basic test plus arsenic)
Mold Testing (2 samples) ...................  $125  (Add $39 per additional suspect area)
Air Quality Test ....................................  Call
Lead Test (Upto 8 samples) ...............  $125 (Includes inspection)

 

 

*Add $30 fee to any of the above if not performed with an inspection or another ancillary service.

*Lab results included in the fees (where applicable)

*Some test require special conditions, please inquire should you have any questions.

 

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