How Much Do Home Inspectors Charge?
What You Actually Pay and Why
Home inspectors do not charge by the hour. If you searched “how much do home inspectors charge per hour,” you are asking the right question in the wrong format. The industry standard is a flat fee based primarily on the size of the home, with the final price varying based on a handful of additional factors. This article explains exactly how home inspection pricing works in the Portland metro and SW Washington area, what is included in that flat fee, and what costs extra.
How home inspection pricing actually works
- Home inspectors charge a flat fee, not an hourly rate. The fee is set before the inspection begins.
- Price is determined primarily by square footage, with adjustments for home age, property type, and add-on services.
- In the Portland metro and SW Washington area, a standard single-family home inspection typically runs $395 to $645 for most homes.
- The flat fee covers the full inspection, the written report, and typically 2 to 4 hours of on-site time depending on the home’s size and condition.
- Add-on services such as radon testing, mold testing, and pool inspections are priced separately and cost less when booked with an inspection.
- The cheapest inspection is rarely the best value. What matters is what the fee actually includes.
Why Inspectors Charge a Flat Fee, Not an Hourly Rate
The flat-fee model exists because buyers need cost certainty before they commit. You are scheduling an inspection during a transaction that already has a lot of moving parts and deadlines. Knowing the exact cost upfront, before the inspector sets foot on the property, is part of how the process works. An hourly model would mean the cost is unknown until after the work is done, which is not practical for a transaction with a firm closing timeline.
The flat fee also reflects the reality that the inspector’s work does not end when they leave the property. Writing a detailed, photo-documented report takes additional time, often as much time as the on-site inspection itself. The fee covers both.
What Determines the Price
Square footage is the main driver, but several other factors affect where a specific inspection lands within the price range.
Square Footage
The primary factor. Larger homes take more time to inspect and more time to document. Most inspectors price in square footage brackets, with the fee stepping up for each additional range.
Age of the Home
Older homes have more to evaluate. Pre-1980 homes in the Portland area often have aging electrical panels, original plumbing, and years of accumulated deferred maintenance that require more time to assess thoroughly. At Trusted Home Inspections, an older-home adjustment is added to the inspection fee and quoted at booking: +$50 for homes built 1950 – 1979, +$75 for 1920 – 1949, and +$100 for homes built before 1920.
Property Type
A single-family home with a crawlspace, attic, and detached garage takes longer than a ground-floor condo. Condos and interior-only inspections are priced lower because the scope is smaller, typically covering only the unit interior and accessible mechanical systems.
Add-On Services
Radon testing, mold testing, and pool and spa inspections are priced separately. At Trusted Home Inspections, each costs less when added to an inspection than when booked as a standalone service.
Inspector Credentials
A Certified Master Inspector® holds a board-certified designation from the Master Inspector Certification Board that requires 1,000 or more fee-paid inspections and hours of training and education combined to qualify. A general contractor background adds construction knowledge to the inspection.
Location and Travel
Inspectors serving a wide area may charge more for properties at the edge of their service range. At Trusted Home Inspections, there is no travel fee within 40 miles of Oregon City. Past 40 miles, add $50.
Portland Metro and SW Washington: What to Expect to Pay
Here is the current pricing structure for a standard buyer’s home inspection at Trusted Home Inspections, which includes free thermal imaging on every inspection. This gives you a concrete reference point for what inspections in this market cost.
Single-Family Homes
| Square Footage | Price |
|---|---|
| Up to 1,000 sq ft | $395 |
| 1,001 to 1,500 sq ft | $445 |
| 1,501 to 2,000 sq ft | $495 |
| 2,001 to 2,500 sq ft | $545 |
| 2,501 to 3,000 sq ft | $595 |
| 3,001 to 3,500 sq ft | $645 |
| 3,501 to 4,000 sq ft | $695 |
| 4,001 to 4,500 sq ft | $770 |
| 4,501 to 5,000 sq ft | $845 |
| Over 5,000 sq ft | Call for a custom quote |
Condos and Interior-Only Inspections
Condo inspections cover the interior of the unit and accessible mechanical systems. They do not include the building exterior, roof, or shared common areas, which are the responsibility of the HOA. The reduced scope is reflected in the price.
| Square Footage | Price |
|---|---|
| Up to 1,000 sq ft | $295 |
| 1,001 to 1,500 sq ft | $345 |
| 1,501 to 2,000 sq ft | $395 |
| 2,001 to 2,500 sq ft | $445 |
| 2,501 to 3,000 sq ft | $495 |
| 3,001 to 3,500 sq ft | $545 |
What the Flat Fee Includes
The base inspection fee is not just payment for the inspector’s time on-site. Here is what is included in every standard inspection.
Every inspection includes:
- Roof inspection (walked or drone)
- Attic: structure, insulation, ventilation, moisture
- Crawlspace: framing, moisture, vapor barrier
- Foundation and structural components
- Electrical panel and visible wiring
- Plumbing supply and drain systems
- HVAC: heating, cooling, ductwork
- Water heater
- Accessible interior rooms, with a sample of windows and doors
- Exterior: siding, trim, grading, drainage
- Garage: structure, door, opener
- Free thermal imaging on every inspection
- 120+ items evaluated
- Detailed photo-documented written report
The thermal imaging component is worth noting specifically. Infrared cameras detect temperature differences in surfaces that can point to possible moisture intrusion, missing insulation, and electrical hot spots that may not be visible to the naked eye. At Trusted Home Inspections it is included on every inspection at no additional charge. See the thermal imaging page for more on what it finds and how it works.
Add-On Services and Their Costs
Several specialized services can be added to a home inspection. Scheduling them together with the main inspection, rather than separately, typically costs less and means fewer visits to the property.
| Service | With Inspection | Standalone |
|---|---|---|
| Radon Testing (48-hour radon test) | $150 | $225 |
| Mold Air Quality Testing (2 air + 1 control sample) | $245 | $445 (full) |
| Additional air samples (each) | $75 | N/A |
| Surface swab (each) | $70 | N/A |
| Pool and Spa Inspection | $295 | $395 |
| Small detached structure | $50 | N/A |
| Large detached structure | $100 | N/A |
| Re-inspection | $245 | $245 |
Special Inspections and Their Pricing
Some inspections fall outside the standard buyer’s inspection scope entirely. These have their own pricing structures.
- New construction inspections cover homes at various stages of the building process. Use the discount code NEWCONSTRUCTION when booking for $50 off. See the new construction inspection page for details on what this involves and when to schedule it.
- 11-month warranty inspections are for buyers approaching the end of their builder’s one-year warranty period. Use the code WARRANTY for $50 off. More detail is on the warranty inspection page.
- Pre-listing inspections are for sellers who want to understand the condition of their home before listing it. Pricing follows the same square footage schedule as a buyer’s inspection. See the pre-listing inspection page.
Military and First Responder Discount
10% off the home inspection fee for veterans, active duty, reservists, National Guard, military families, police, firefighters, EMTs, and paramedics. The discount applies to your home inspection fee, including any older-home adjustment. It does not apply to add-on services such as radon testing, mold testing, pool inspections, detached structures, the property history report, the travel fee, or re-inspections. Use the code MILITARY10 or RESPOND10 when booking through the online scheduler. One discount code per booking, and codes cannot be combined.
What Does the Inspection Cost Per Hour, Then?
If you want to work it out, an inspection on a 2,000 square foot home runs about 2 to 2.5 hours on-site, plus another 2 to 3 hours writing the report. At $495, that works out to roughly $90 to $125 per hour of total time invested. But that framing misses the point. You are not paying for hours. You are paying for the knowledge the inspector brings to those hours, and for a report that documents the condition of what is likely the largest purchase you will make.
An inspector with 10 years of experience and a background as a licensed general contractor sees things in a home that a less experienced inspector does not. The fee reflects that.
How Much Do Home Inspectors Charge? FAQ
