This is often the first question prospective home buyers ask home inspectors. Many people think inspection fees are the only differentiating factor among inspectors. (This is probably due to the fact that most newer home inspectors compete for business by focusing attention to their advertised fees instead of their home inspection experience and qualifications.) What if a home inspector answered the phone and said: "I'm new to home inspections, I provide a hard to read, hand written checklist with no photos and to get your business, I will charge less than the other inspectors and give you a free termite inspection and I can do the inspection today." Okay, you won't hear that actual statement, but what is an inspector really saying when he states: "My home inspection fee is lower than other Massachusetts home inspectors and I'm giving away free stuff". Do top professionals in their field advertise that they offer the cheapest service or give away free stuff?
It's important to remember that it is the inspector’s experience and ability to identify defects that will ultimately protect you from unexpected costs when you move in. The services of a veteran inspector with many years experience will cost a little more than less experienced inspectors, but the value of their service will greatly exceed the additional inspection cost.
You have probably spent a few weeks to a few months researching for the place you will call home, but how much time have you spent researching for a MA home inspector? (A couple of quick phone calls that began with; "how much do you charge?) Many inspectors claim years of experience in home trades related fields, but 25 years of being a carpenter, plumber, electrician, real estate agent, architect or even an engineer does not qualify someone to be a home inspector. What kind of testing equipment will the inspector be using? A $3 outlet tester or $300 circuit analyzer? What kind of report is provided? Have you viewed a sample report? Does it include photo documentation? If you cannot afford the best home inspector, how will you afford the items the low cost, inexperienced home inspector fails to report?
Have you verified that the inspector has a valid Massachusetts Home Inspector's license? Does the company or inspector have any complaints on record at the Massachusetts Attorney General's Office? Have you called the AG's hotline (617) 727-8400 to find out?
Assuming you have done the aforementioned, now the question about home inspection fees can be asked, however, bear in mind one price should not fit all houses. Fees should vary according to the inspector's level of experience, reputation, qualifications, talent and service delivered (the type of report produced.) The size, design and age of the property also has to be figured in. Some so called "informational" web sites state that home inspection fees run from $200 to $350, however, these "low" fees are based on an inspector doing 2 or 3 inspections per day and completing on-the-spot checklist type reports. Do you really want an inexperienced inspector who does 3 inspections per day inspecting your biggest investment?
What kind of inspection report do you get from an inspector who does 3 inspections per day? As a service to prospective buyers we have uploaded portions of an actual checklist inspection report from a low cost MA home inspection company. (These documents were scanned and converted to a .pdf file. None of the scanned pages have been altered, these are exactly what the client received.)
Click to view 3 pages of an under $300 inspection report. Having a hard time trying to understand the handwritten comments on those pages? Do you see any inspection photos? Do you think this kind of report is useful? Brochures from "low cost" MA home inspectors can be found in many real estate agency offices. Do you think when real estate agents go to buy a house for themselves that they will use one of those "low cost" home inspectors? (You will never see brochures of highly qualified and experienced inspectors in the real estate offices.) If a thorough inspection, full narrative report and photo editing of an average size home takes 5 to 6 hours, (not counting travel time) how "thorough" is the inspector who does 3 inspections and reports in one day? What's the alternative to a quick, cheap, practically useless inspection and handwritten (difficult to decipher) checklist report?
Click to view sample inspection report from an over $500 inspection.
Click to view sample inspection photos 1-6 included with report
Click to view sample inspection photos 7-12 included with report
Money: Let's put home inspection fees in perspective: If you're buying a $500,000 house and the inspection fee is $750, that's less than .0016% of the cost of the house! Most real estate agencies charge 3.0% to 6.0% to sell a house, that would be $15,000 to $30,000 for a $500,000 house! The cost of a MA home inspection is a bargain, even if you paid $1,600 for the inspection.If the owner of a house is willing to pay a real estate agent $15,000 to $30,000 to sell the house, how much are you willing to pay to find out the true condition of the property?
The real value of an inspection and report should be measured by its usefulness. If a home inspection report fails to help a prospective buyer fully understand what they are buying or if it doesn't provide accurate, detailed information, which the client could use in the real estate negotiation process, what good is it?