You buy groceries and gas at least a few times a month. So you know how much these items should cost. Conversely, you’ll only buy a few homes in your lifetime, at most. So, the process will seem foreign to you whether or not you’re a first-time homebuyer.
One of the biggest enigmas in the home-buying process is the inspection.
- How much do they cost?
- What should a home inspector do?
- Should I even get an inspection?
- Should I be present during the inspection?
Purchasing a home is the biggest investment you’ll ever make, so you need to know how much you’ll pay for an inspection.
The Answer: An inspection will cost $500 on the low end. On the high end, you can spend up to $1,500. In 2024, the average will be around $750.
Average Cost of a Home Inspection in Massachusetts
On average, you can expect to pay between $750 and $1,000 for a standard home inspection. However, this price range can fluctuate, and in some cases, it might be higher or lower.
How Home Inspectors Price Their Services
Home inspectors usually price their services two ways. Flat rate plus add-ons or per square foot.
Flat Rate
- Example: $500 base rate, $150 per add-on, $150 extra for houses over 2,000 sq feet
This pricing structure is simple for customers to understand. However, most inspectors shy away from it because it’s inefficient.
Square Footage
- Example: $0.50 per square foot would cost $1,000 for a 2,000 sq foot home.
Warning: Be wary when buying a home in this market. Because of the demand for homes, many people are (unethically) dumping homes with major issues. Many eager buyers are willing to forego inspections. Unfortunately, many are left with cracked foundations, moldy homes, and more.
Factors Influencing the Cost
- Size of the Home: Whether your inspector charges an add-on fee or per square footage. A bigger home equals a costlier inspection.
- Age of the Home: Older homes might have more issues due to wear and tear. Homes built before 1978 will require asbestos and lead testing.
- Inspector’s Experience and Qualifications: More experienced inspectors with advanced certifications might charge higher fees due to their expertise and reputation.
- Location: The cost of living and demand for services in different parts of Massachusetts can influence inspection costs. Inspections in the Greater Boston area might be more expensive than those in Hamden County or rural areas.
- Additional Services: Some home inspections include additional services such as radon testing, mold inspection, sewer scoping, etc, which can increase the overall cost of the inspection.
Additional Services (Continued)
- Sewer Scoping: Using a camera to inspect the sewer line’s condition from the house to the street. This can identify issues such as blockages, breaks, or root intrusions that could cause future plumbing problems. Typical Cost = $210
- Attic Insulation: Most homes are under-insulated.
- Radon: Radon is a colorless, odorless gas that can pose serious health risks if present in high concentrations. Typical Cost = $150
- Mold: A mold inspection includes a visual examination, moisture readings, and sometimes air or surface sampling to identify mold presence and determine the types of mold.
- Wood-Destroying Insects: Termites, carpenter ants, and powderpost beetles are some of the worst wood-destroying insects that can invade your home in New England.
- Infrared Thermography: Uses infrared cameras to detect temperature variations in the home. This can identify missing insulation, water leaks, electrical hot spots, and energy inefficiencies.
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What Does a Home Inspection Include?
A comprehensive home inspection covers various aspects of the property to ensure it is in good condition. Here’s what a standard home inspection typically includes:
- Exterior Inspection:
- Roof condition and age
- Gutters and downspouts
- Siding and exterior walls
- Foundation and grading
- Driveways and walkways
- Structural components (walls, ceilings, floors)
- Windows and doors
- Insulation and ventilation
- Basement and crawl spaces
- Electrical systems (wiring, outlets, and panels)
- Plumbing systems (pipes, fixtures, and water heaters)
- HVAC systems (heating, ventilation, and air conditioning)
Importance of a Home Inspection
When you buy someone else’s home, you’re buying their problems. If you’re coughing up the 2024 median sale price of $629,177, you must do your due diligence of at least knowing those problems.
A home inspection is a critical step in the home-buying process. Here are a few reasons why:
- Identifying Issues: An inspection helps identify potential problems with the property, allowing buyers to make informed decisions. It can reveal structural issues, faulty systems, or other defects that might not be visible during a casual walkthrough.
- Negotiation Tool: The inspection report can be used as a negotiation tool. If significant issues are found, buyers can request repairs, ask for a price reduction, or even back out of the deal if necessary.
- Future Planning: Ideally, you’re present for the inspection. Take notes and photos of everything the inspector mentions. They may point out things you won’t want to negotiate but address later. They can give helpful tips on things first-time homebuyers won’t know you can reference later.
- Peace of Mind: Ultimately, a home inspection provides peace of mind. It ensures you make a sound investment and helps avoid surprises after moving in.
Waiving Inspection Contingencies
Purchasing a home is a significant investment, making a professional inspection crucial. In a competitive market, buyers often waive inspection contingencies to strengthen offers, risking future costs.
You can still inspect for informational purposes, accepting potential deposit forfeiture if major issues arise. Some buyers employ high-limit inspection contingencies, indicating a willingness to proceed unless repair costs exceed a substantial threshold. You say that you’ll sign the P&S agreement unless the inspection indicates more than ____ amount of repairs to be done.
This strategy balances seller assurance with buyer protection. Adding an addendum not to negotiate minor repairs can also enhance the offer appeal while safeguarding against serious problems.
Massachusetts’s traditional earnest money deposit is $1,000 on offer acceptance and 5% of the purchase price at the purchase and sale agreement.
Pro-Tip: The permit history for all properties in Boston and most of Massachusetts is public. You can get a lot of clues by pulling permits.
Pre-Offer Inspections
If you’re serious about buying a home, have your agent schedule a pre-offer inspection after you’ve had a chance to walk through the house.
Choosing a Home Inspector in Massachusetts
Our #1 piece of advice is never to use the inspector recommended by your agent. They have an incentive NOT to stop the deal (meaning they’re not 100% on your side). Don’t let the buddy system rob you blind!
Instead, ask your family and friends or check online reviews.
Ask your inspector if they can look for problems like mold, insulation, foundation issues, etc. Some of these qualifications are not required, but that’s okay. This just lets you know if you’ll need additional help from experts.
Once you schedule your inspection, tell your realtor to stay home. They will just distract you and pressure the inspector.
Should I Be Home For The Inspection?
You should be home for the inspection. A good inspector will welcome your presence and even the seller’s presence. Ask questions and know they’re not there to blow sunshine and rainbows.
Conclusion
A home inspection can cost between $500 and $1,500 in Massachusetts, but several factors can influence this price. Investing in a home inspection is crucial for identifying potential issues, negotiating with sellers, planning for future maintenance, and gaining peace of mind.
When choosing an inspector, prioritize experience, certifications, and reviews to ensure a thorough and reliable inspection.
