Month: July 2025

Purchasing a home is one of the biggest financial decisions you’ll ever make, and it’s filled with plenty of moving parts. 

While closing costs can add up to over a dozen additional fees, many of these services, such as title searches and appraisals, are absolutely essential. 

It can be tempting for many homeowners to try to minimize these costs by whatever means possible, especially for services they pay out of pocket, such as the home inspection. 

However, the return on investment (ROI) for a home inspection that costs a few hundred dollars can save you on repairs, potentially totalling tens of thousands of dollars, which is astronomical. 

Whether you’re shopping for home improvements amongst providers in Pennsylvania or are curious how much you can expect to pay when you make an offer on a home, this guide will help you understand the costs and process of a home inspection in Pennsylvania. 

Average Cost of a Home Inspection in Pennsylvania

In Pennsylvania, the typical cost of a standard home inspection ranges between $325 and $425, according to Houzeo. However, this figure depends on several factors, including:

• Size of the Home: Larger homes take more time to inspect and typically have more systems, more square footage, and more complex layouts. Most home inspectors charge based on square footage. For example:
• Homes under 1,500 sq ft: ~$280
  
• Homes between 1,500–2,500 sq ft: ~$307
  
• Homes over 3,000 sq ft: ~$338+ (Figures provided by Houzeo.)
• Age of the Home: Older homes may require a more detailed inspection due to outdated wiring, plumbing, or building practices that don’t meet modern codes. Inspectors may also spend more time documenting wear and tear in historic or century-old homes, which can bump up the cost.

• Location and Travel: In rural areas, inspectors may charge a travel fee, especially if you’re located far from their usual service area. 

• Additional Services: Many inspectors offer add-on services for an extra fee. These can include:
  • Radon Testing: $100–$150
    
  • Mold Testing: $200–$400
    
  • Termite Inspection (Wood-Destroying Insect Report): $75–$150
    
  • Septic Inspection: $150–$300
    
  • Asbestos/Lead Paint Testing: $200–$500+
    

If your home inspector doesn’t offer these services directly, they may refer you to third-party specialists.

What Is a Home Inspection Necessary?

Before discussing the cost of a home inspection, let’s first explore the importance of a home inspection for buyers and sellers.

A home inspection visually examines a home’s physical structure and mechanical systems, from the roof to the foundation. The purpose of the inspection is to identify any existing or potential issues that could affect the home’s safety, livability, or value. Home inspectors typically check for issues related to:

• Structural elements (foundation, roof, walls)
  
• Heating and cooling systems
  
• Plumbing and electrical systems
• Interior and exterior conditions
  
• Attic and basement
  
• Appliances and ventilation
  

Once completed, the inspector provides a detailed report outlining any problems, safety concerns, or needed repairs. 

Not only is this report essential for your safety and peace of mind, but it can be a powerful negotiating tool, especially if you can avoid the cost of any repairs. According to a survey from Porch.com, the average homeowner reduced the final price of their home by $14,000 after negotiating using a home inspection report. 

To determine the ROI or savings you can achieve from a home inspection report, we need to compare it to the average cost of a home inspection in Pennsylvania.

Is a Home Inspection Worth the Cost?

While the upfront cost of a home inspection might feel like just another expense in the home-buying process, it can save you a substantial fortune down the road. If the inspection uncovers major defects, such as foundation cracks, mold damage, or roof leaks, you may be able to renegotiate the sale price, ask for repairs, or even walk away from the deal.

In competitive markets, especially around Northeast Pennsylvania, where there is a housing shortage, some buyers are tempted to waive the inspection to make their offer more appealing. However, this is an ill-advised move as no house is free of defects, whether it’s brand new or one hundred years old. 

What to Look for in a PA Home Inspector

Finding the right inspector can quickly justify the price you pay for an inspection. 

Pennsylvania doesn’t require home inspectors to be licensed at the state level. Still, they must be members of a national home inspection association such as ASHI (American Society of Home Inspectors) or InterNACHI (International Association of Certified Home Inspectors). These organizations require members to complete training, adhere to professional standards, and carry liability insurance.

When choosing an inspector, look for the following characteristics:

• Experience: Especially with homes like the one you’re purchasing (e.g., historic, rural, or multifamily).
  
• Certifications: Membership in reputable organizations, additional certifications in mold or radon, etc.
  
• Sample Reports: A good inspector will share a sample report so you know what level of detail to expect.
  
• References or Reviews: Online reviews, real estate agent referrals, and direct testimonials can provide insight.
  

Who Pays for the Home Inspection?

Many first-time home buyers tend to ask whether they are responsible for the inspection or the seller. 

Typically, the buyer pays for the home inspection, since it’s intended to protect their interests. However, in some cases, such as pre-listing inspections, sellers may pay for an inspection to identify and address issues before putting the home on the market.

Skipping an Inspection Could Cost You Money

A few hundred dollars for a home inspection may feel like a speed bump in an already expensive process, but it’s one of the smartest investments you can make in Pennsylvania’s housing market. Whether buying a Victorian home in Scranton, a new build in Clarks Summit, or a cabin in the Poconos, a home inspection gives you leverage, knowledge, and peace of mind to help you make the right decision.

FAQs

Are home inspections required in Pennsylvania?

No, but they are highly recommended and often written into the home purchase agreement.

How long does a home inspection take?

Most inspections take between 2 and 4 hours, depending on the size and complexity of the home.

Can I be present during the inspection?

Yes, and it’s encouraged. You’ll learn a lot about the property and can ask questions directly.