Buying a home is one of the largest financial decisions you’ll make. The home inspection is one of the smallest costs in the process, and it can have the biggest impact on whether you find expensive problems before you buy or after you own them. So here’s a straight answer on how much a home inspection costs in Orlando and Central Florida, at least at our company.
At 2020 Inspection Solutions, a home inspection is $450 for homes up to 2,000 heated square feet, plus $50 for every additional 500 square feet. A 2,800 square foot home, for example, is $550. If you also need the two insurance reports most Florida insurers ask for, our 3-Service Package covers the home inspection, a 4-Point and a wind mitigation inspection for $650.
See our full pricing · Schedule online 24/7 · Call or text (321) 877-6247
How much does a home inspection cost in Central Florida?
Most home inspections are priced by the size of the home, and ours are priced by heated square footage. Here’s what that looks like:
| Heated square feet | Home inspection | 3-Service Package (home, 4-Point, wind mitigation) |
|---|---|---|
| Up to 2,000 | $450 | $650 |
| 2,001–2,500 | $500 | $700 |
| 2,501–3,000 | $550 | $750 |
| 3,001–3,500 | $600 | $800 |
Other companies will be higher or lower. We publish our prices because you should be able to compare companies before you pick up the phone. Our pricing page has a calculator if you want to build an exact estimate.
What changes the price of a home inspection?
Three things move the price: the size of the home, the type of property, and the extra services you add.
- Property type. A condo inspection is $490 and includes a 4-Point (the association maintains the roof and exterior). A duplex is $550 for both units. New construction and 11-month builder warranty inspections start at $450. A pre-drywall inspection on a new build is $695 for one story or $895 for two.
- Insurance reports. A 4-Point and a wind mitigation inspection are $100 each when added to a home inspection. More on that in our guide to 4-Point and wind mitigation inspection costs.
- Add-ons. A WDO/termite inspection is $150 added to a home inspection, a sewer scope is $250, and a pool inspection is $150. Mold testing and water testing are also available.
- Extra structures. A shed, guest house or in-law suite is priced separately, starting at $50 for a small structure with no power or plumbing.
Not every buyer needs every inspection. A newer home may only need the home inspection. An older home may need the insurance reports and more. Talk with your real estate agent, your lender and your insurance agent first, then only purchase the inspections you actually need.
What’s included in a home inspection?
Florida sets minimum standards for what a licensed home inspector has to look at. A home inspection covers the visible and readily accessible parts of the home’s major systems:
- Structure: foundation, floors, walls, ceilings and roof framing
- Roof: roofing materials, flashing, penetrations and drainage
- Exterior: siding, doors, decks, railings, walkways and driveways
- Site conditions: grading, drainage and vegetation that affect the home
- Electrical: service, panels, wiring, fixtures, switches and outlets
- Heating and cooling: equipment, ductwork and venting
- Plumbing: water supply, drains, water heater and shut-off valves
- Interior: walls, ceilings, floors, stairs, doors, windows, insulation and installed appliances
Every inspection we do includes a consultation afterward. We can walk you through the findings in person at the end of the inspection, follow up by phone, or set up a Zoom once you have the report. Our goal is to make sure you understand the report, not just receive it.
Some things are not part of a standard home inspection. The WDO/termite report, the 4-Point and the wind mitigation each go on their own separate forms. A sewer scope, mold testing and water testing are separate services too. The best way to see exactly what you’d get is to look at a real report. Here are our sample reports.
Is the cheapest home inspection the best deal?
Usually not. Most buyers compare inspection companies on price alone, and I don’t blame them. Price is often the only number they have. But choosing the lowest-priced inspection is often the most expensive mistake a buyer makes. If you close on a home with thousands of dollars in repairs that weren’t on the report, you own those repairs.
This doesn’t mean you should choose the most expensive company. It simply means you shouldn’t automatically choose the least expensive. A quality inspection takes time, experience, continuing education, good equipment, insurance and support staff, and all of that costs money. The goal isn’t to find the cheapest inspection. It’s to find the best value.
What extra fees should you ask about?
The quoted price isn’t always the full price. Before you book, ask about:
- Travel fees if the home is outside the company’s normal service area
- Older-home surcharges
- Fees for additional structures like a detached garage or guest house
- Cancellation fees. Some companies charge up to 50% of the inspection fee if you cancel. We never charge a cancellation fee. If your deal falls through, we’d rather you call us again when you’re back under contract.
Questions to ask any home inspector about price
Whoever you hire, these questions will tell you a lot. Here’s how we’d answer them.
- Is your pricing published? Ours is, every price, on our pricing page.
- How soon can you schedule, and when will I get the report? Same-day scheduling is usually available, and reports are typically delivered within 24 hours.
- Can I see a sample report? Yes. Here they are.
- Who’s doing the inspection, and can I verify their credentials? Our owner, Jay Peters, is a Certified Master Inspector. You can verify his CMI credential yourself.
- Do you offer the other inspections I might need? We do the home inspection, 4-Point, wind mitigation, sewer scope, mold and water testing, with WDO handled by a licensed pest control partner, so you can book them in one visit.
- What do your reviews say? We’re rated 5.0 on Google. Read them, especially how we respond when something goes wrong.
Frequently asked questions
Who pays for the home inspection in Florida?
The buyer usually pays, because the inspection is for the buyer’s benefit. Pay-at-close is available for qualifying transactions, so ask when you schedule.
Do I need to be at the home inspection?
You don’t have to be, but it helps. We can walk you through the findings in person at the end, or follow up by phone or Zoom once you have the report.
Are home inspectors licensed in Florida?
Yes. Florida requires home inspectors to be licensed by the Department of Business and Professional Regulation (DBPR). Ask any inspector for their license number and look it up.
How long does it take to get the report?
Our reports are typically delivered within 24 hours. Whoever you hire, ask before you book, because the report needs to arrive with enough time left in your contingency period to act on it.
Is a home inspection worth it on a new home?
Yes. New homes can have defects too, and an inspection before closing or before your builder warranty expires is how you get them fixed while the builder is still responsible.
Ready to book your home inspection?
If you’re under contract, time is of the essence. Your inspection contingency period is usually 5 to 10 days, and you want the report early enough to ask questions, get estimates and negotiate. Schedule online 24/7, or call or text (321) 877-6247. Congratulations on your home purchase.
