Home inspectors perform visual, non-invasive inspections of residential properties, most often for buyers during a purchase contingency period. Invoices cover the base inspection fee plus add-on services such as radon testing, sewer scope, wood-destroying insect inspections, and re-inspections. Most inspectors are solo operators or run small firms with a few inspectors, and most are paid on the day of the inspection.
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Most home inspectors charge a flat fee for the base inspection, set by the home's square footage, with tiers such as under 1,500 sq ft, 1,500 to 2,500, 2,500 to 3,500, and so on. Many add surcharges for older homes (often 40 to 50+ years), homes with outbuildings, crawl spaces, multiple HVAC systems, or long drive distances. Ancillary tests like radon, mold sampling, water quality, sewer line camera scopes, thermal imaging, pool and spa inspections, and wood-destroying organism (WDO/termite) reports are priced as separate line items, and many inspectors offer a bundle discount. Re-inspections after repairs are usually billed as a flat fee or a short hourly charge. Commercial and multi-unit work is typically quoted per job. Lab fees for radon, mold, or water samples are either passed through at cost or built into the add-on price.
| Service | Priced | Typical range |
|---|---|---|
| Standard home inspection (under 1,500 sq ft) | flat fee | $300-400 |
| Standard home inspection (1,500-3,000 sq ft) | flat fee | $375-550 |
| Standard home inspection (3,000+ sq ft) | flat fee | $550-800 |
| Radon test | flat fee | $125-200 |
| Sewer line camera scope | flat fee | $150-300 |
| Wood-destroying insect (WDI/termite) inspection | flat fee | $75-150 |
| Mold air sampling | per sample | $100-250 |
| Re-inspection of completed repairs | flat fee | $100-250 |
Typical US ranges. Rates vary by region, experience, and job size.
| Description | Qty | Rate | Amount |
|---|---|---|---|
| Full home inspection, 2,200 sq ft single-family, built 1994 | 1 flat fee | $475.00 | $475.00 |
| Radon short-term test (48 hr), incl. lab report | 1 flat fee | $150.00 | $150.00 |
| Sewer line camera scope with recorded video | 1 flat fee | $225.00 | $225.00 |
| Wood-destroying insect inspection | 1 flat fee | $100.00 | $100.00 |
| Detached garage and shed surcharge | 1 flat fee | $50.00 | $50.00 |
| Total | $1,000.00 | ||
Notes: Payment due at time of inspection or at delivery of the report. Accepted: card, check, or ACH. Report delivered by email within 24 hours of inspection. Invoices unpaid after 10 days are subject to a $35 late fee. Inspection performed per the signed pre-inspection agreement.
The invoice must tie to one specific inspection, which matters for disputes, agent records, and your own files.
Buyers, agents, or relatives sometimes pay on the client's behalf, and the payer needs a correct receipt.
It shows how the base fee was calculated and heads off questions about why the price differs from a friend's quote.
Radon, sewer scope, WDI, and pool inspections often have separate reports and sometimes separate lab or licensing requirements, so itemizing keeps everything traceable.
Many states require the inspector's license number on contracts and reports, and putting it on the invoice is a simple way to stay consistent.
The agreement sets the scope and limits of liability. Linking the invoice to it reinforces what was and was not covered.
Showing the discount as a line keeps your books accurate and makes your standard rate visible.
Most home inspectors collect payment on the day of the inspection or when the report is released, since the buyer is on a tight contingency clock and the relationship is usually one-time. Some firms hold the report until payment clears, which is allowed in many places but should be stated in your agreement. Deposits are uncommon for standard residential inspections but are used for large, distant, or commercial jobs. Cards, ACH, and checks are standard, and many inspectors accept payment at closing through the title company for buyers who ask. When invoices go out after the fact, net 7 to 10 days is typical, with a modest flat late fee. Cancellation or lockout fees for no-shows, or for properties with utilities off, are common and should be in the agreement.
Spell out in your agreement that the report is delivered upon payment. Once the buyer has the report and the contingency period ends, collecting becomes much harder.
Radon labs, mold labs, and subcontracted sewer or pool specialists have real costs. Price each add-on so it covers those costs and your time instead of absorbing them into the base fee.
Add surcharges for crawl spaces, old homes, multiple units, well and septic, or long travel. Put them on the invoice as lines so clients see the reason.
If payment comes from the title company or an agent, confirm the payer name and billing address before the inspection. Include the property address and file number so the payment matches the invoice.
A re-inspection weeks later is a new visit. Create a new invoice referencing the original inspection date so each job stands alone.
Most inspectors use square footage tiers because larger homes take longer. Add age, foundation type, and extra structures as separate surcharges so your pricing stays consistent.
In many places yes, provided your pre-inspection agreement says so. Check your state's rules and your inspector association's guidance, and apply the policy the same way every time.
It depends on the state. Some states tax inspection services and others do not, and the answer can differ for lab tests or reports. Check with your state's revenue department or an accountant.
Point to the signed agreement and the itemized services performed. A finding that was less dramatic than the client hoped for is not grounds to reduce the fee, but a documented missed service or scheduling error might be.
You still performed the work, so the full fee is owed. State in your agreement that payment is due regardless of whether the transaction closes.
Send a Home Inspector estimate for approval, then turn it into an invoice when the work is done.
Home Inspector estimate template