If a home inspector’s price seems too cheap, it could be a red flag. While affordability is important, an inspector who charges significantly less than the market rate may be cutting corners or lack proper credentials. Here’s what to watch out for:
A lot of NEW inspectors start out with cheap pricing because they are afraid of not getting business and do not know how to value their work yet
Red Flags in Cheap Home Inspectors
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Lack of Credentials & Licensing
- In states that require licensing, a low price might indicate they are unlicensed or lack proper certifications (e.g., from InterNACHI)
- Always verify their credentials and check for complaints with the state licensing board or Google reviews
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Rushed or Superficial Inspections
- A thorough inspection should take 2–4 hours, depending on the home's size and condition.
- If they promise to complete it in an hour or less, they may be skipping critical areas.
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No or Poor-Quality Inspection Reports
- A good inspector provides a detailed, written report with photos and explanations.
- If they only offer a verbal (which is Illegal in some states) summary or a vague checklist, they may not be doing a full inspection.
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No Insurance (Errors & Omissions or Liability)
- Professional inspectors carry Errors & Omissions (E&O) insurance and General Liability insurance to protect themselves and clients.
- A cheap inspector may not have coverage, leaving you at risk if they miss something major.
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Little to No Experience
- Some inspectors offer cut-rate pricing because they are new and trying to get business. While new inspectors can be good, they should have proper training and mentorship.
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Conflicts of Interest (Inspector & Repairs in One)
- Be wary if an inspector also offers repairs or has partnerships with contractors. Some use low inspection fees as a way to upsell repair services.
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No Online Reviews or Bad Reviews
- Check Google, Yelp, and professional organizations for reviews.
- If they have no online presence or several negative reviews, it’s a warning sign.
What’s a Fair Price for a Home Inspection?
Prices vary based on location, home size, and inspector experience, but:
- Standard single-family home: $490–$600
- Larger homes (2,500+ sq ft): $645 to $1283 depending on services or add ons you choose
- Older homes (100+ years): May cost more due to complexity
- Multiple Family Homes at minim $745 and up do to more to look at more HVAC systems, bed bug infested units etc
How to Find a Good Home Inspector
✔ Verify licensing and certifications (InterNACHI)
✔ Ask for a sample report make sure they are getting to every inch of the home
✔ Check online reviews and references
✔ Ensure they inspect roof, attic, foundation, electrical, HVAC, and plumbing
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