A Free Home Inspection? Why Inspections are Worth the Money

If you have a friend or relative who is a certified home inspector, that person may be willing to inspect your home for less before you list, but it’s important to approach the request with respect for their professional role. Randi Beard, a top-selling real estate agent in Asheville, North Carolina, says her husband is a home inspector, but she doesn’t ask him to inspect her clients’ properties because of the conflict of interest.

She emphasizes the value of their expertise. “They’re a profession, just like a plumber or a CPA,” she says. “Are you going to ask that person for a discount?”

If you do ask, make sure it’s with full awareness of their time and skills, just as you would with any professional.

If you’re a military veteran, a teacher, or a rescue worker, home inspectors may offer you a reduced price. For instance, Cornerstone Inspections in Tennessee offers $10 off home inspections for firefighters, emergency medical services (EMS) professionals, law enforcement officers, health care practitioners, teachers, and military veterans. 

The discount is part of its partnership with Homes for Heroes, Inc., a nationwide network of real estate and mortgage professionals.

Some home inspectors also may perform an inspection at a reduced fee if they’re examining the same property more than once, Beard explains. For instance, an inspector who uncovers a problem may inspect the same home again at a lower cost after repairs to note that the issue has been fixed.

Free inspection vs. traditional home inspection: What’s the difference?

Not all home inspections are created equal. While free contractor inspections can give a quick look at a specific system, a licensed home inspection provides a thorough, independent evaluation of the entire property.

Can I spot issues that would come up in a home inspection myself?

Even if you’re not a home inspector, there are some red flags that signal you may need to make repairs. Here are a few questions to consider as you think about what to repair:

• Does your house sag or lean?
• Are there cracks in the brick or stonework?
• Are the windows and door frames square?
• How’s the roof? Are there missing, buckled, loose, or curved shingles?
• Are there mysterious stains on the ceilings, floors, or walls?
• Is the thermostat in working order?
• Do the sink, shower, tub, and toilet drain properly?
• When was the last time the air filter in the HVAC was cleaned?

Will my agent alert me to any red flags?

Because they walk through all properties before listing, experienced real estate agents often notice obvious issues. They might not climb into attics or crawl spaces with flashlights, but they often notice subtle issues, such as when Tucson, Arizona, real estate agent Alicia Girard recognized the pencil-thin tubes dangling from one client’s ceiling — a sign of termites.

“Sometimes I can walk into a house, and I can be like, ‘OK, we’re gonna have some issues here because they’re so visible,” Beard says.

But she doesn’t like to speak beyond her expertise or risk misleading her clients. “Because Realtors® have liability, it’s not something that I try to cross over into very often,” she explains.

What does a home inspection involve, and what does it cost?

Even though free home inspections are out there, they usually don’t dive as deep as a paid service. A full home inspection gives you a detailed look at your property, uncovering issues you might never notice on your own. Inspectors check everything from the roof and foundation to plumbing, electrical systems, and more, giving you a clear picture of your home’s condition. 

This level of detail can help you avoid surprises during the selling process and even boost buyer confidence. If you’re planning to get a pre-listing home inspection, expect to pay an average of $343, but this varies by home size, your local real estate market, and the home inspector’s experience. Some inspectors charge a base fee for homes up to 2,000 square feet and an additional fee for additional footage.

A full inspection isn’t just a seller’s tool. It’s also a critical step for buyers. Most often, they will schedule a professional home inspection before closing to make sure they aren’t inheriting any surprises with their purchase.

A professional home inspector then visually evaluates every square inch of a home, recording details about its main systems and components. The inspector also notes any health or safety concerns.

This can take an average of two to four hours because home inspectors examine nooks and crannies that many homeowners forget about or infrequently use. In a few days, the home inspector will compile their findings into a home inspection report that notes any issues they’ve identified.

Depending on where you live, your home might require additional inspections or a specialist if the home inspector thinks a defect reaches beyond their expertise.

What to expect during an inspection

Not all inspections will be identical, but most work in a similar way. The majority of professional inspectors will look for safety issues, structural damage, and items that could pose health or safety risks.

Can I wait for the buyer’s inspection?

While a pre-listing inspection can give you peace of mind and help you tackle repairs early, some sellers wonder if it’s worth waiting for the buyer’s inspection instead. Doing so can save you the upfront cost of an inspection and any repairs it might reveal.

Typically, sellers don’t pay for the buyer’s inspection. Buyers usually cover this cost as lenders want assurance that they’re making a sound investment. In some cases, it makes sense for sellers to wait for the buyer’s inspection before making major repairs. 

To help manage expenses, Randi Beard suggests holding off on specialty inspections, such as radon and pest inspections, until a home inspector determines they’re necessary. These inspections cost additional fees and can take a few hours.

When is it worth paying for a pre-listing home inspection?

Especially if your house is older, a pre-listing inspection can help you identify which repairs to make upfront. It can also give you an idea of what the buyer’s inspection will uncover and help you avoid last-minute holdups in your sale.

Keep in mind, the more experience an inspector has, the better. Even though price-shopping is tempting, unless you’re eligible for a discount, don’t let any savings cloud your decision.

Check an inspector’s certification and experience through your state, if available, or through an association such as InterNACHI or the American Society of Home Inspectors (ASHI). Also, look over their testimonials and reviews and confirm that they have errors and omissions insurance that covers any mishaps on your property during the inspection.

Your real estate agent is a good resource for trusted, qualified home inspectors. Check reviews on consumer websites, including:

• Yelp
• Angi
• Thumbtack
• HomeAdvisor

How is a home inspection different from an appraisal?

Although people use them interchangeably, inspections and appraisals are different activities with different purposes. The main goal of an inspection is to determine the condition of a home. The goal of an appraisal is to assess the value of a home. 

So, while an inspector will be looking for structural soundness and safety issues, an appraiser will examine home features, the neighborhood, recent home additions, and other factors that contribute to the home’s worth.

Home inspections can improve your home transaction

Home inspections can be nerve-wracking, but try to view them as a way to put your home’s best foot forward. “Most sellers want to pass on a good house,” Beard says. “I love it when sellers want to have an inspection before listing because I think it puts them at ease.” By securing an inspection and understanding the costs involved, you’ll have what you need to complete your home transaction with confidence.

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