How much does a new construction inspection cost in Virginia?

There is no single Virginia price for a new construction inspection. Inspectors set their own fees, and the total depends on the size of the house, how many stages you want inspected, the add-on tests you choose and how far the inspector has to travel. What you can rely on is the paperwork: Virginia requires a written contract that states the cost before work begins, so compare written quotes for the same scope.

What the contract must say

A home inspection contract has to be in writing and signed by both you and the inspector before the work starts or any payment is accepted.^[3] Among other things it must state the cost of the home inspection, list all areas and systems to be inspected, and give an estimated delivery date for the report.^[3] Any change to the cost or scope has to be in writing and signed by all parties.^[3]

That gives you the right comparison. Two quotes with different prices are not comparable until you know whether each covers the same visits, systems and extras.

What drives the price

How many visits. A single pre-closing inspection is one visit. Phase inspections, which Virginia calls course of construction inspections, are one or more inspections conducted during construction.^[1] Each stage you add, such as foundation, framing before drywall and the final, means another trip and another report. Ask whether the quote is per visit or covers a package.

Size and complexity. A larger house with a finished basement, several HVAC zones or a complicated roofline takes longer than a small slab-on-grade home.

Add-on tests. The U.S. Department of Housing and Urban Development notes that the EPA and the Surgeon General recommend all houses be tested for radon, and suggests asking your inspector about other tests relevant to the home, such as air or water quality.^[5] The contract has to list what is inspected, so an add-on is something you request and pay for separately. Ask what each one costs.

The NRS specialty. A home inspection on a new residential structure, including any course of construction inspection, can only be done by an inspector holding the NRS specialty.^[2] That narrows the field when you are collecting quotes. Look up each inspector on DPOR's licence lookup to confirm the licence and the NRS notation.^[6]

Location and timing. Distance to a rural lot, and how much notice you give before a pour or a drywall date, can move the price. Builders keep tight schedules, so book early.

What a low price should make you ask

An inspection fee is small next to the price of the house, and it is not the place to cut corners. A few questions help.

• Who is paying the inspector? A licensed inspector is prohibited from doing an inspection under an agreement where compensation or future referrals depend on the findings or on the sale.^[4] Do not accept an arrangement like that.
• Is the inspector tied to the builder? If an inspector recommends someone for repairs, the contract must disclose any financial interest in that person.^[3] If your builder recommends the inspector, ask about the relationship.
• What is left out? The contract must say the report is based on visual observation of existing conditions and is not a warranty or any form of insurance.^[3] It must also state that the inspection does not include a review for compliance with the building code.^[3] Ask for a sample report so you know what you are buying.

For the general picture on existing houses, read how much a home inspection costs in Virginia.

How to get comparable quotes

1. Gather the house details. Have the plans or floor area, foundation type and the closing or construction schedule ready.
2. Decide which stages you want. Decide whether you want one final inspection or visits at several stages of construction.
3. List the add-ons. Radon and any water or air tests you want, so every inspector prices the same job.
4. Ask two or three NRS-specialty inspectors for written quotes. Ask for the same scope from each.
5. Check each licence on DPOR's lookup, including the NRS notation.^[6]
6. Read the draft contract. Make sure it states the cost, the list of areas and systems, the exclusions and the report date.^[3]
7. Confirm any change in writing before the visit.

Stop and call a pro if

• An inspector will not put the price and scope in a written contract. Virginia requires one signed by both sides before work or payment.^[3]
• Your builder says inspectors are not allowed on site. Review your sales contract and ask a Virginia real estate attorney before you sign.
• A report finds a structural problem or water getting into the walls. Raise it with the builder in writing and ask for a licensed contractor's or engineer's remedy; do not try to fix it yourself.

Getting help in Virginia

See what phase inspections are and whether you need a home inspection on a new-build house. Browse inspection services or all inspection answers.

When you are ready, describe what you want inspected once and licensed local inspectors quote it.