How much does it cost for a home inspection in Houston?

The expenses of a Houston home inspection cost depends on who you hire, Expect to pay more for an experienced inspector. In my opinion it's money well spent to have an experience inspector inspect the home you have an offer on. How do I calculate my inspection fees? I charge by square footage and what year the home was built.

Older homes cost more to inspect. The reason is a high percentage of the time there are more defects. The additional defects a home has the longer it takes to inspect and to write the home inspection report. Normally older single family homes have more issues with electrical systems, plumbing systems, foundation, roofing materials etc.

Depending on the size of a home the price will increase. The larger the square footage the longer it will take your inspector to cover all required areas.

The inspection that will be the most expensive for any home in the home buying market will be an older home combined with a vast amount of square footage. These types of homes over 4,000 square feet plus will take up a considerable amount of time gathering all the details the of the home systems. This is normal for these types of homes to have over two air condensing systems,heating units, water heaters, electrical panels etc., A custom detailed inspection report will take a considerable amount of time. The main conclusion is expect a larger expense when having these types of home inspected.

What's my average cost for home inspection services?

My average home inspection cost is about $350.00 these are homes above 2,000 square feet. My minimum home inspection fee is $275.00 no matter how small the home may be. All my inspections come with a thermal imaging scan of the home, zip level measurements of the foundation, and sprinkler system are tested and inspected as long as shut off valves are on at no additional cost to the home buyer.

In order to provide the most fair pricing in the home inspection industry. I break my inspection prices down into different categories. Because all homes are not equal. Homes should be evaluated by how much time it may take to do the onsite evaluation and to produce the report. That’s exactly how I price the home accordingly. Example why should a newly constructed home with identical square footage cost the same price. The time in a home and the report time should determine the home inspection cost. That’s why my newer homes are cheaper to inspect passing down the savings to the client as it should be. The harder I have to work the more the home inspection cost should be. After being in the business for 10 years as a professional home inspector you know how to charge a fair fee. Below low is my home inspection cost chart theirs no need for a home inspection calculator my prices are spelled out clear as day. Find out how much a home inspection cost in Houston Texas.

Houston Home Inspection Price List

Houston home inspection pricing list

Houston home inspection pricing list

New home construction prices

Under 2,000 sqft. $275.00

2,000-2,499 sqft. $300.00

2,500-2,999 sqft. $325.00

3,000-3,499 sqft. $350.00

3,500-3,999 sqft. $375.00

4,000-4,300 sqft. $400.00

Over 4,300 call for estimate

Homes less than 20 years old

Under 2,000 sqft. $325.00

2,000-2,499 sqft. $350.00

2,500-2,999 sqft. $375.00

3,000-3,499 sqft. $400.00

3,500-3,999 sqft. $425.00

4,000-4,300 sqft. $450.00

Over 4,300 call for estimate

Homes over 20 years old

Under 2,000 sqft. $300.00

2,000-2,499 sqft. $325.00

2,500-2,999 sqft. $350.00

3,000-3,499 sqft. $375.00

3,500-3,999 sqft. $400.00

4,000-4,300 sqft. $425.00

Over 4,300 call for estimate

Homes over 50 years old and pier and beam foundation call for estimates.

All general home inspections include

Zip level measurements and thermal imaging scans

Sprinkler systems inspected and tested.

Note sprinkler systems must have shut off valve on if off home inspector does not operate shut off valves due to the risk of leaking and sprinkler system will not be inspected or tested.

It's important to known what services are extra each home inspection company is different. When a swimming pool is present I have a third party do the inspection on the pool. The reason is it puts my focus on the home and I can go months without inspecting a home with a pool present. I want you to have the best so I refer out the pool inspection. The company I use is awesome they provide computer generated reports and estimates of repair cost. The average cost of there service is $150.00 dollars. When scheduling the pool inspection I will provide you with a contact number.

Termite inspection is extra , but well worth the price to know if there are conducive conditions for termites or were termites present. Most termite inspects are $125.00 and are performed by a third party. I can set up appointment for same time as the scheduled inspection.

Why the price should not be your main concern when hiring an inspector.

Homes are very expensive and the buyer should always try to hire the best inspector that they can afford. find a home inspector that is experienced and produces high quality detailed inspection reports. Quality home inspectors will show case there work on there website so it will be very easy to obtain a report. If the report is not easy accessible than you should move on in your search to find a professional home inspector . You don't have to get the most expensive inspection, but compare inspectors.

Reasons why you shouldn’t seek out a cheap Houston home inspector. The main reason is the best home inspectors demand a higher dollar. just like with any job the longer you do it the more competent you become at your job. Everyone has to start out somewhere to drive business. It’s just what new home inspectors have to do. The problem is if your looking for a high quality report it’s not going to happen with a new home inspector. Let me put it to you this way their leaning there job on your dollar. Than theirs the home inspectors that bang out 3-4 inspections a day. I can only produce two quality inspections reports within 24 hours of the home inspection. If it’s two old homes with a lot of defects than my night of rest is gone. Theirs no way someone can produce quality doing 3-4 inspections a day. If your okay with low quality less informed possibly missing a big dollar item then seek out that cheap Houston home inspection.

How to compare home inspector services.

  1. Make sure they have a licensed from the Texas Real Estate Commission my licensed number is 10393 and I've been inspecting homes full time since 2009.

  2. The lower the inspectors license number the longer they have been inspecting homes in most causes.

  3. Check out there report see exactly what type of detail is included. One of the best ways to evaluate a poor inspector, to a great inspector. All the work and time is in the report if it's custom and very informative

  4. Find out if there are any special services are included with your general home inspection. This can set inspectors apart from the rest. Including valuable services at no additional cost should figure into your final decision.

  5. One of the most significant factors to determine what professional you are going to employ should be there experience.

What’s inspected during a home inspection?

Structural components.



Roofing materials

Roof structure


Ceilings & Floors





Porches, Decks, & Carports

Electrical Systems

Service entrance & Panels

Branch circuits

Heating ventilation and air conditioning systems


Cooling equipment

Ducts and Vents

Special notes if water and electricity is off when inspector arrives there will be a $75.00 Trip charge and inspection will have to be re scheduled.

Plumbing systems Note plumbing systems can not be properly inspected and tested if water is off or valves are turned off.

Home inspector does not operate any shut off valves do to the risk of leaking after operating.

Plumbing supply systems

Drains, waste, & Vents

Water heater equipment

Hydro- message Therapy equipment


Note washer, dryers, and refrigerator's are excluded.

Sprinkler systems are inspected at no additional charge as long as valves are on and water is on.

Call for your hassle free quote today.

I would love the opportunity to prove to you that I'm one of the best home inspectors in the greater Houston area and earn your trust and favor. If you hire me you will see just how valuable and exceptional my services are. Like to find out the home inspection cost in Houston let me know I’ll be happy to assist you.

Home-inspection-check-list should be completed before scheduling.

You must have an executed contract on the home before scheduling a home inspection service.

  1. All the utilities need to be on at property.

  2. The electrical panel needs to be accessible to your inspector.

  3. Attic access areas should be accessible.

  4. All areas of home should be accessible.

  5. Before scheduling make sure your realtor reaches out to selling agent to make sure the home complies with this list.

  6. Since option periods are usually only 7-10 days it is a good idea get put on the inspection calendar as quickly as possible. Good home inspectors are quite busy scheduling your inspection promptly can ensure you get your first choice home inspector.

  7. It is my goal to accommodate your home inspection needs and help you hire a home inspector because buying a home is stressful. Thank you for visiting home hope I have made it clear what the home inspection covers.

What are home buyers most FAQ about home inspections?

  1. Top question by buyers inquiring about a home inspection is the cost. I get it it’s important to know how much the home inspection service will cost you. As far as importance it falls way down the totem poll as a top priority for hiring a home inspector. Home inspectors have a different skill level that will show up in the quality of the report. Some inspectors may have just started out just getting there feet wet . Some may have many years of experience providing you with a vast knowledge and produce a very good service and awesome report. You may even find an inspector that includes extra service that are included along with years of experience. That’s what I offer years of experience along with extra services included and you would think I would be the most expensive. Well that’s just not true my pricing is very reasonable and provides a great benefit for any home buyer in need of my services.

  2. What happens if the home fails the inspection? This is a miss conception by home buyers. A home inspection doesn’t fail a home or pass a home. It gives information to a home buyer of the condition of the property so the buyer can make the smartest buying decision. I provide and arm you with the information so you can determine if the home is a good deal. After the inspection you may find that you may need to negotiate due to unknown issues that are in need of repair or replacement. This is when your home inspector just save you a lot of money and you know the true value of the home inspection.

  3. What’s inspected during a home inspection well I’ve covered this above under what’s inspected. Basically the structural and mechanical parts of the home are inspected.

  4. Does the home inspector take apart mechanical equipment. No besides from removing covers on electrical panels, heating units, water heaters, Plumbing access panels, Hydro message therapy tubs etc. The inspector only evaluates the home visually and is not allowed to do any type of destructive inspection. The inspector may have advanced inspection tools to help perform his or her job at a higher level, but won’t be taking apart you HVAC systems. Your inspector has regulations that must be followed set in place by the Texas Real Estate Commission.

  5. Do you perform termite inspections for free? No I have a third party performed the termite inspection that way I can focus my inspection on the home. I believe you will find that my inspection cost to be less expensive than those providing free termite inspections. The question becomes are they already priced into the competitions price. By the time you add up everything you will find that with the services I provide you end up saving money.

  6. Do you provide pool inspections? No once again I have a third party do the pool inspection usually Texas sun pools when in there service areas. They do a very good pool inspection and see pools every day. They also provide cost estimates for defective items they find which is very handy.

  7. Can I attend the home inspection? Heck yeah! I encourage you to attend your home inspection. If I was a home buyer I would be concerned if the home inspector wouldn’t allow me to be present at the inspection. This is your chance to ,learn about the home your buying first hand. If you follow me I will point out issues uncovered as I go through the home.

  8. Why don’t you produce the report on site? I focus all my attention on the home at the inspection. I than go back and write any custom comments that are needed providing each home with a custom report. No home is the same and specific commits are needed to enhance any home inspection report. All the work is in the customized home commits producing a unique informative report for each individual home inspection.

  9. Do you inspect sprinkler systems and how much do they cost to inspect? Yes I do inspect the sprinkler system. I test the system as long as the sprinkler shut off valve is on. If not than their not tested will not operate any shut off valves due to the risk of leaking after operating. The cost is included in your general home inspection so theirs no additional fee’s involved.

  10. Do you walk the roof? Yes when it can safely be walked. I’m a big believer in walking the roof , but their are times when it’s not safe to do so. When the roof is too steep in the home inspectors opinion. I also only walk two story roof when it can be access from one story area. Coming soon I will be optimizing the use of a drone when it is within the FAA guidelines to do so.

  11. Does a zip level really help with evaluating the foundation? Yes any extra information on the foundation is a help. The added measurements helps me evaluate my opinion on the homes that appear to be borderline. The service is performed at the end of the inspection. At that point I have already pretty much determined my opinion about how the foundation is functioning. It’s like an added layer to back up my opinion.

  12. Should I forfeit the home inspection if the sale is as is? No the inspection could uncover a very expensive item that if you knew about you would have not purchased the home. Don’t be stuck with a home with repairs that you were unaware of costing you thousands of dollars. It’s a good ideal to always have an inspection done on a property your purchasing no matter the circumstances. Please don’t be one of those horror stories we hear about wishing you had a home inspection performed.

  13. Who pays the home inspection cost? The home buyer pays unless their has been something special worked out. I have any received payments from home buyers. It’s also up to the buyer to schedule the inspection service.

  14. When should the home inspection be scheduled? As soon as there is an executed contact on the home by the buyer. It’s a good ideal if you know your getting ready to submit and offer to start evaluate inspectors so you can determine who your going to hire. Good home inspectors are busy most of the year so getting on there schedule in advance is a must since the option period is so short. You never know what may turn up in the home inspection report so having time to have it investigated by other professionals and obtain estimates will give you real negotiating value.

  15. Why are home inspections so expensive? This isn’t really true if you take into account how much money a home inspection can save you. If a defect is discovered at just one major area it can save the home buyer a lot of money justifying the price of the home inspection. Most home inspections easy pay the price off. Making a home inspection a bargain.

  16. How long does a home inspection take? The average time of a home is about 3 hours. This number is not set in stone there’s many factors that can either cause the time to go over or under. What adds time to a home inspection? Larger square footage will increase the inspection time. Age will also in most cases increase the time of the inspection even if the home doesn’t have a large square footage. The more defects uncovered during the home inspection the longer the inspection will take. Smaller homes will take less time to inspect under 2,000 sqft. if not an older home will take less than 3 hours in most home inspections.

  17. Does a home inspector do mold testing? No Unless the inspector includes mold testing as part of there inspection services. If your home inspector includes this as their home inspections services than they need to be certified and licensed to test for mold. A home inspector may recommend testing if mold like stains are present, mold smells, or conditions conducive for mold growth.

  18. Should I have a brand new home inspected? Yes Newly constructed homes will probably have less defects, but it is not uncommon to find many issues at a home that was just built. In some instances major defects will be uncovered and safety issues. I recommend a home inspection on any type of home you buy.

  19. How long have you been inspecting homes? I have been a Licensed home inspector in Texas since 2009 inspection homes for the last 10 years as a full time home inspector. My licensed # is 10393 Professional home inspector John Junior Fish.