Inspection Pricing
Home inspection pricing is tied to time. Instead of billing hourly, we estimate the time using a simple quote model based on living-area square footage plus adjustments for age and a few high-effort situations.
Starting inspection price
New homes up to 1,500 sq ft start at $230.
Square footage
We quote using the home’s conditioned living area from MLS/tax records. Normal 2 car garages, porches, patios, and unfinished spaces are not included in square footage.
Above 1,500 sq ft, pricing increases with size because larger homes take longer to inspect.
Age of home
Older homes typically take longer to inspect. Some reasons can include past remodels, deferred maintenance, repairs/modifications, and the overall condition of the home.
Crawlspaces and Elevated Homes
Crawlspaces are time-intensive and require additional safety measures. Homes with crawlspaces are subject to a crawlspace fee. If the crawlspace cannot be accessed due to safety or clearance issues the fee will be refunded. Elevated homes frequently take longer to inspect and may be subject to an additional fee. When we review the inspection request we will let you know if an additional fee applies.
Very large homes
Homes over 5,000 sq ft require scheduling review. If your home is over 5,000 sq ft, call or text for a quote.
What’s included
Thermal Image Scan
Used when it adds value and is appropriate. Thermal imaging can help locate thermal anomalies that may indicate moisture problems, insulation gaps, or electrical concerns. Thermal imaging requires specific conditions that are not always present during an inspection. Suspected moisture issues will be investigated with a non-contact moisture meter.
Foundation Elevation Readings (Zip Level)
We use a Zip Level® to measure relative elevation across the foundation and document a baseline that can be compared over time.
Drone Roof Inspection (when walking isn’t safe or permitted)
Some roofs are wet, steep, fragile (tile/metal), or restricted by the builder. When walking isn’t safe or permitted, a drone can be used at no additional cost. Note: This is subject to FAA restrictions and there are some homes where we are unable to view or walk the roof. Where possible a ladder will be used, but sometimes that doesn't even work and we will recommend hiring a roofer with the right equipment.
Optional add-ons
Add-ons are optional and can be selected based on the property features and your risk tolerance. If you’re not sure what makes sense for your home, schedule online and we can confirm before the inspection.
Wood Destroying Insect / Termite Inspection (By GreenLight Pest Control)
Inspection of accessible areas for wood-destroying insects (termites, carpenter ants, carpenter bees). Includes a Texas T-5 WDI Report. NPMA33 available if required by lender. Price includes 8.25% sales tax. Provided by GreenLight Pest Control.
Sewer Camera Inspection
Optional sewer scope through an accessible cleanout (or roof vent when available) to check the main drain line for major defects (breaks, significant cracking/collapse, offsets/sags, roots, heavy obstruction). Viewing is limited by access and site conditions.
Pool / Spa Inspection
Visual inspection of accessible pool/spa components and equipment (pump, filter, heater if present, timer/automation, valves). We’ll report observed issues. In the event that the pool is in particularly bad condition or the water is not clear we will refund this fee and recommend you get a repair estimate instead.
Floorplan
A scan of the home will be performed during the inspection to produce a floorplan that includes built in furniture such as cabinets. A version of the floorplan with and without measurements will be provided. Processing typically takes 24 hours before the PDF is uploaded to the inspection portal.
FAQs
How is the inspection price calculated?
Quotes are based on conditioned living-area square footage (MLS/tax records) plus adjustments for age and a few high-effort conditions (like crawlspaces). You’ll see an instant quote in the online scheduler.
What square footage do you use?
We use the home’s conditioned living area from MLS/tax records. Garages and unfinished areas are not included in that number.
Do older homes cost more?
Often, yes. Older homes typically take longer due to repairs/modifications, deferred maintenance, and older materials. Quotes adjust upward with age.
Why is there a crawlspace premium?
Crawlspaces are more time-intensive and require additional safety equipment. The premium covers the extra time and risk involved.
What add-ons are available?
Common add-ons include the Texas T-5 WDI/termite inspection, sewer camera inspection, pool/spa inspection, and a floorplan. Add-ons can be selected during scheduling.
Do you inspect homes over 5,000 sq ft?
Yes, but very large homes may require scheduling review. If your home is over 5,000 sq ft, call or text for a quote.
How do I schedule?
Use the online scheduler here: Get an instant quote / Schedule Online. If you prefer, call or text (713) 324-7777.