A general home inspection costs $300 to $600 for a typical single-family home, more for large or older houses, and takes two to four hours on site, with the written report arriving within a day; specialist inspections (sewer scope, pool, roof, termite) are $100 to $300 each on top.
The inspection is the cheapest thing in the transaction and the one that most often saves the most money. The fee is the buyer's, paid at the time of inspection rather than at closing, and it is not refundable if the deal falls through, which is why it happens inside the inspection contingency and not before.
What sets the price
Square footage first: inspectors price by size, and a 3,500-square-foot home costs more than a 1,500-square-foot one. Age second: pre-1980 homes take longer and turn up more. Then location and demand. In the Las Vegas valley a general inspection on a typical 2,000-square-foot home runs about $350 to $500. Condos are cheaper because the exterior and roof belong to the association.
The general inspection covers structure, roof (from the ground or the roof), exterior, plumbing, electrical, heating and cooling, interior, insulation and ventilation, and attached garage. It does not cover what cannot be seen or reached, and it does not cover the specialist items below.
The add-ons worth paying for
A sewer scope ($150 to $300) on any home over about 25 years old or with mature trees; a full sewer line replacement runs $4,000 to $15,000, more where cast iron runs under a slab, and none of it is visible without the camera. A pool and spa inspection ($100 to $250) where there is one. Termite and wood-destroying organism ($75 to $150), which a VA loan requires. A roof certification where the roof is near the end of its life. Radon where the region has it (the Las Vegas valley generally does not). Mould testing only where there is a reason.
Expect $600 to $1,000 in total for a thorough set on an older home with a pool, which is a small fraction of the first repair it finds.
How long it takes, and what happens next
Two to four hours on site for the general inspection; a large or older home can take five. The report, with photographs, usually arrives that evening or the next day. Read it for the roof, the sewer, the electrical panel, the HVAC age and anything about water, and ignore the long list of cosmetic notes every report carries. The contingency period, typically seven to fourteen days, is the window in which to request repairs or a credit, renegotiate, or cancel with the deposit returned.
Questions people ask
How long does a home inspection take?
Two to four hours for a typical home, longer for large or older houses, plus the specialist inspections if scheduled the same day. The written report follows within about 24 hours.
Who pays for the home inspection?
The buyer, at the time of the inspection. It is not a closing cost and is not refunded if the buyer cancels; it is the price of finding out before committing.
Is a home inspection required?
No lender requires a general inspection (they require an appraisal, which is different). Some loans require a termite report. Waiving the inspection to win a bidding war is common and is the single most expensive shortcut in the process.