Home Inspection Cost Calculator

A standard inspection runs $300 to $500, more for large homes or with add-on tests.

It covers the roof, structure, electrical, plumbing, HVAC, and major systems, with a written report.

Yes. A $400 inspection that turns up a $6,000 electrical deficiency pays for itself in the negotiation alone. Even clean reports come with a maintenance road map.

The buyer typically pays, scheduling it during the inspection contingency period.

Most take 2 to 4 hours depending on the size and age of the home.

Foundation problems top the list. Horizontal cracks in basement walls, active water intrusion through the floor, and significant settling can cost $5,000 to $30,000 to fix and make the home hard to insure. Hazardous electrical panels (FPE Stab-Lok, Zinsco), major water intrusion in the attic, and a failing roof are also findings that reliably stop or reshape transactions.

A standard inspection covers roof, foundation, structure, attic, insulation, plumbing, electrical, HVAC, and interior living spaces. The inspector documents safety hazards, items needing repair, and things to monitor over time. Radon, mold, sewer scope, termite, and pool inspections are separate add-ons, priced individually because inspectors bundle them differently.

Yes. The fee is $300 to $500. A single significant finding, like a roof needing replacement at $10,000 or a panel swap at $3,000, more than covers that. Buyers who skip inspections to strengthen offers tend to remember the decision later, usually while writing larger checks.

Michigan inspections typically run $275 to $400 for a standard single-family home, below the national average given lower Midwest labor costs. Older homes in Detroit or Grand Rapids run toward the top of that range. Radon testing adds $100 to $150 and is worth doing: Michigan sits in a moderate-to-high radon zone. Compare credentials and sample reports, not just the bottom line.