How much does a home inspection cost in Virginia?

The short answer

What you pay depends on the house and on what you ask the inspector to do. A small, newer house on a slab with public water and sewer is a shorter job than a large older house with a crawl space, a well, a septic system and a detached garage. Add-on tests change the total more than anything else.

Virginia rules do one useful thing for you: the contract must state the cost of the home inspection, list all areas and systems to be inspected, disclose the exclusions, and give an estimated delivery date for the report.^[1] The contract must be signed by both sides before work begins or payment is accepted.^[1] So the honest way to compare prices is to compare written quotes for the same scope.

What drives the price

Size, age and how much there is to look at. For every inspection, the inspector has to inspect and describe in writing the readily accessible parts of the structure, the roof and attic, the exterior, the interior, and the plumbing, electrical, heating and air conditioning systems.^[2] More rooms, more bathrooms, two heating systems or an older house with decades of changes all mean more to inspect and more to write up.

Foundation and access. A crawl space takes time to get into and through. The report has to note and explain how the crawl space and the roof covering were inspected,^[2] so ask whether the inspector goes into the crawl space and walks the roof where it is safe, or looks from the access point and the ground.

New construction. In Virginia, an inspection of a new residential structure, including any inspection during construction, may only be done by a home inspector with the NRS specialty.^[4] Inspections during construction mean several visits, and the quote should say how many.

Travel and timing. Rural properties, short closing windows and weekend visits can all change a quote. Ask up front rather than at the door.

Add-ons that are often extra

A standard contract may exclude a long list of things, including wood-destroying organisms and mold, environmental hazards such as radon, asbestos and lead-based paint, and outbuildings.^[1] If you want any of them, they have to be added in writing, and each one usually has its own price.

• Radon. EPA recommends a radon test if you are buying or selling a home,^[8] and a radon test runs for a minimum of 48 hours,^[8] which means a device left behind and a return trip. Our guide on how to test a home for radon explains the test itself.
• Lead-based paint. For most pre-1978 housing, sellers must give buyers a 10-day period to have a lead-based paint inspection or risk assessment done, unless both sides agree in writing to a different period or the buyer waives it.^[9] That is separate licensed work in Virginia: "It shall be unlawful for any person who does not possess a lead inspector's license to conduct a lead inspection."^[5]
• Septic and well. A home inspector usually looks at these lightly, if at all. See what a septic inspection costs in Virginia for that separate job.
• Detached garages, sheds and guest houses. Outbuildings can be excluded, so list them if they matter to you.

Rules that protect you on price

A low or oddly structured fee can be a warning sign, and the regulations close off the worst arrangements. An inspector may not work under an agreement where their pay or future referrals depend on the findings or on the sale.^[3] They may not accept payment from more than one interested party for the same inspection without everyone's consent,^[3] and may not accept or offer commissions or allowances from other parties dealing with you.^[3]

Once you sign, the price is fixed to the scope. Any change that alters the cost, the scope or the completion date must be in writing and signed by everyone.^[1]

Who arranges and pays

In most Virginia sales the buyer orders and pays for the inspection. The state's residential property disclosure statement advises buyers to do their own due diligence, including obtaining a home inspection, before settlement.^[6] Federal housing guidance is just as plain: "A home inspection will only occur if you arrange for one; FHA does not perform home inspections."^[7] An appraisal estimates the home's value for the lender and does not replace a home inspection.^[7]

What the inspection fee does not buy

The inspector tells you what they saw, not what it will cost to fix. A contract may exclude the methods, materials or costs of corrections,^[1] so budget for repair quotes from licensed contractors after the report arrives. Our guide on what to fix first after a home inspection helps you sort the list.

Stop and call a pro if

• An inspector will not put the price, scope and exclusions in a signed contract before the visit.
• A quote depends on the sale closing or on what the inspector finds.
• The report flags something in a licensed trade, such as wiring, gas piping or the roof. Get that priced by a licensed contractor in that trade, not by the inspector.

Before you book, check whether your inspector is licensed in Virginia. You can also browse inspection answers and home inspection services.

Ready for quotes? Describe the house once and licensed inspectors near you can price the same job.