The price of a home inspection is based on the size and age of the home and starts at $450 for a home between 1000 and 1500 square feet. For a home between 1500 and 2000 square feet the price starts at $500. For each additional 500 square feet $50 is added to the price (e.g., the price for a 2800 square feet home is $600).
If the home is older than 40 years, $75 is added to the price. Older homes require additional time to inspect and write the report.
If the home is less than 1000 square feet, larger than 3000 square feet, or for a duplex, multi-family home, accessory dwelling unit (ADU), or for an inspection beyond the tri-county area of central Oregon, please call, send us an email, or text to phone (541) 977-3307 for a price.
When included with the home inspection the price for most outbuildings falls within $100-$250 but can vary based on size and features. Some outbuildings have heating, plumbing, and living spaces and we need to know the type of features before we can provide a price for an outbuilding.
Our inspection process and therefore the price is the same for new and recently remodeled homes. This includes walking on the roof and putting on coveralls to enter and inspect the attic and crawlspace. When done correctly, the inspection of a new and recently remodeled home requires the same effort and amount of time as an existing older home.
On occasion we receive a phone call from someone that asks if a home inspection is necessary on a new or recently remodeled home. After all it is new, right? Often, they have been told that a city or county building inspector signed off and approved the construction or remodel, therefore a home inspection is not necessary.
What many home buyers do not know is the scope of city and county building inspectors is different than an independent home inspector. For example, city and county building inspectors do not walk on the roof and crawl in the attic and crawlspace to inspect these areas. Also, during construction systems can get damaged or have a component fail.
Three of the most common defects we find with new and recently remodeled homes are plumbing leaks particularly at shower drains, missing or incorrectly installed roof flashing, and ducts that were never connected or have come apart in the attic or crawlspace. Other defects we occasionally find with new and recently remodeled homes include but are not limited to electrical outlets that are not wired correctly, missing carbon monoxide (CO) detectors, asphalt shingles that are peaking and not laying flat, insufficient attic ventilation, and missing insulation and vapor barrier in the attic and crawlspace. We have on file literally hundreds of defects from inspections we completed on new and recently remodeled homes. The saying new means new, new does not mean good, often applies to new and recently remodeled homes.
To illustrate this point, the two photos below are of a new home we inspected that was signed off and approved by a city building inspector. When inspecting the attic, we found the gas fireplace flue contacting the wood sheathing and a rafter that cracked. The flue is a fire hazard as it does not have the proper clearance to combustible materials. The 2×4 rafter is too small for the span and spacing and cracked from the weight of the roof. If not repaired, it will worsen especially when snow accumulates on the roof.
A unique challenge of inspecting new homes is there is no history of how the systems have performed. For instance, if a home is ten years old an experienced home inspector knows what to expect and what normal wear is of the roof and siding based on the age and exposure. This history does not exist with a new home and the installation of the various systems and materials need to be looked at more carefully and with a greater understanding of how they should have been installed.
We offer discounts to veterans and active military. Please call or go to the Contact / Request Service page and send us an email, or text to phone (541) 977-3307 for an exact price and our next availability.