How do you calculate your home inspection prices?
Generally it starts with the square footage, to get it in the ballpark. But the deciding factor is usually the age of the structure. It just makes sense that older dwellings have plumbing, electrical, and mechanical systems that may be nearing the end of their useful lives, and usually present more concerns.
What charges could I expect?
In all honesty I know I'm not the "cheapest" inspector to be found locally, and I don't want to be. My average inspection is $350. But I do think I give the best inspection value for the dollars you spend. Why, because I will go the extra mile every time, as though I was inspecting the property for myself to purchase.
A realtor friend informed me she could get a home inspection for $262.00. I had to remind her that not all home inspections are performed equally, and asked her if she thought she was always acting in her client's best interest, by even suggesting the lowest price was the best value? Silence followed.
Most home inspector don't have the 30 years of remodeling experience that I have, and that experience makes a huge difference in what I often find needs attention. And those are the things you need to know about!
To give you some idea of my costs, consider the following as general guidelines:
Condos or homes up to 1600 square feet, and less than 30 years old would cost $275.00, and I may take 2 to 2 1/2 hours on site.
from 1601 square feet to 2000 square feet, and less than 30 years old would cost $300.00, and I may take 3 to 3 1/2 hours on site.
from 2001 square feet to 3000 square feet, and less than 30 years old would cost $350.00, and I may take 4 to 4 1/2 hours on site.
from 3000 square feet to 4000 square feet, and less than 30 years old would cost $400.00, and I may take 5 to 5 1/2 hours on site.
If any dwelling is more than 30 years old, than to the above prices please add $50.00 additional and allow more time. For dwellings over 4000 square feet please call for a quote. For commercial or historical properties, please call for a quote
Do you charge more for homes with crawl spaces?
NO. The cost to enter the crawlspace is always included in the basic price, provided there are no hazards preventing entry, like standing water! And I don't mean just poke my head in there, I mean enter and explore all the accessible information that it wants to offer up.
Will you go in the attic?
I always attempt to enter the attic provided it is accessible, and the contents are not too restricting. Sometimes the access is located above a closet shelf, which requires removal of contents from the closet first.
Will you go up on the roof?
If a roof is both accessible and walkable, then I always make a good faith effort to gain access and walk the roof, provided it will not damage the roof surface. The best information can be learned from standing directly on the roof, or examining the chimney at arms length, as opposed to looking up at it from the ground with binoculars only. You can believe that I will know exactly how many layers of roofing are in place.
Do you charge for radon testing?
I am qualified as Radon Measurement Specialists. Radon-in-air testing is available for an additional charge of $75, if conducted in conjunction with a home inspection. The standard fee is $100 to test at a different time while maintaining proper closed-house-conditions. After which a return trip is necessary to recover the test device, 2 or more days later. Radon in water is also available as a separate test.
Do you charge for mold testing?
We are certified mold sampling technicians who deal only with accredited laboratories. A typical mold screen might include 2 air samples and one or two direct swabs or tape lifts. The cost for this lab testing and comparative analysis would typically cost between $375 and $500. Our laboratory provides a very readable mold report that you should be able to understand.
Newly available for 2009 will be the addition of Indoor allergen sampling using the ERMI (Environmental Relative Moldiness Index). Samples are analayzed for the presence of 36 species of molds using a specific PCR process that relies on the unique signature of each mold species.
Additionally available are more economical DNA testing panels for 23 indoor molds, or just 15 indoor molds.
Do I need a lead test?
Not if your home was built after 1978. If it was built before 1978 lead might be present. If it was built before 1950 it probably is present in area not previously remodeled. For investors in Maryland pre-1950 rental dwellings, if you don't already know it, properties must be registered with the Maryland Department of the Environment, and also meet Full Risk Reduction requirements. We are experienced Lead Paint consultants and glad to discuss any Lead paint questions or concerns.