"How Much Do You Charge?"
This is often the first question
prospective home buyers ask a home inspector. (Asking the
inspector about their qualifications, experience and how they get
most of their business, should be the first questions.) In home
inspection, one size does not fit all. The level of experience
and talent of home inspectors varies. The size and age of homes
varies. Some homes / condos can be inspected in 2 to 3 hours.
Older, larger homes can take 4 or more hours. Some inspection
reports might take an hour or two to complete, while others might
take 4 hours or more. Some so called "informational" web sites
state that home inspection fees run from $175 to $300, however,
these "low" fees are usually based on an inspector doing 2 or 3
inspections per day. If a thorough inspection and report takes
around 5 to 6 hours, how "thorough" is the inspector who does 3
inspections & reports in one day?
Inspectors quote inspection fees using different criteria or methods.
Some charge a flat rate, others charge by the square foot of living area. Some
charge by square foot of area under the roof, some charge by the
price of the house and others charge by the amount of time spent
(which is reflective of not only size but condition.) Some
consider detached garages as part of the main house and do not
charge for them (but may include the square footage into the
overall size calculation) while others consider detached garages
as outbuildings and charge extra for them.
Some inspectors charge for all the optional
items, others charge for some of them, others will not inspect
for certain items such as swimming pools or septic systems. Most
inspectors have a minimum charge for their services. In some
parts of the country the "general rule" of $100.00 per hour
applies. Some charge for mileage from their location to the
inspection site. Some inspectors maintain web sites where a
prospective client can submit information about the property and
receive a quote by e-mail.
Money:
Let's put home inspection fees in perspective: If you're buying a $400,000 house and the
inspection fee is $700, that's less than .2% of the cost of the
house! Most real estate agencies charge 3% to 6% to sell a home,
that would be $12,000 to $24,000 for a $400,000 house!
The cost of a home inspection is a bargain, even if you
paid $1500 for the inspection, and most are less than half that!
Aside from
the time invested, the value of the inspection and report can be
measured by its usefulness. If the inspection turns up little
wrong with the house, you've bought some relatively inexpensive
peace of mind. If the inspection finds serious problems, your
$600 could end up saving you many thousands of dollars. Take a
look at what some of the clients of
Independent Inspectors have said about their experience.