Portland, OR Home Inspector

Home Inspection Cost

Home Inspection Cost

If you’re looking for a thorough home inspection and a name you can trust, call Thompson Home Inspection, LLC. We’ll provide you with an accurate, objective, and timely report to help make your home buying experience as stress-free as possible. Here is a list of Home Inspection Costs to use as an estimate. To get a more detailed quote, or if you have any questions please contact me here.

Click the titles below to expand the entry.

  • It’s important to keep things in perspective… Most homes have conditions that need attention.

    The question is, what and how serious are these conditions? We will answers these questions and explains their solutions so that you can make an informed decision before purchasing a home.

    Inspections are performed with a systematic approach, breaking down the house as a whole into systems and components. Every inspection is accompanied by a inspection report that can be emailed or printed.

    Our inspections are non-destructive examinations of the systems and structures of a home, from the roof to the foundation. We perform every inspection in accordance with Oregon Administrative Rules Division 8 Chapter 812. Inspections typically range from 2-4 hours depending on the size and complexity of the home. During this time we will be evaluating important elements of the home, such as:
    – Grounds

    – Structure

    – Exterior surfaces

    – Roof

    – Windows & Doors

    – Attic

    – Interior Rooms

    – Basement

    – Crawlspace

    – Plumbing

    – Electrical System

    – Heating & Cooling (HVAC) System

    Thompson Home Inspection, LLC will reveal any important issues that may need attention and can suggest solutions and maintenance programs. The inspection will provide you with valuable information that will give you greater confidence in negotiations. A walk through at the end of the inspection with the prospective buyer is strongly encouraged. This allows us to present a much greater appreciation and understanding of the home’s condition and details found in the report. If the buyer cannot be present, a telephone appointment, Skype, or email can be made in order to discuss the report.

    Up to 1000 sq/ft $375
    1,001 – 1,500 sq/ft $400
    1,501 – 2,000 sq/ft $450
    2,001 – 2,500 sq/ft $500
    2,501 – 3,000 sq/ft $550
    3,001 – 3,500 sq/ft $600
    3,501 – 4,000 sq/ft $650
    4,001 – 4,500 sq/ft $700
    4,501+ sq/ft Contact us
    Houses over 50 years old add $50
    Houses over 100 years old add $100

  • A seller inspection is the ultimate gesture in forthrightness on the part of the seller.

    The report can assist in your real estate disclosure and help protect you from future legal claims. Seller inspections (sometimes referred to as pre-listing inspections) are becoming more popular because they virtually eliminate all the pitfalls and hassles associated with waiting to do the home inspection until a buyer is found. In many ways, waiting to schedule the inspection until after a home goes under agreement is too late. Seller inspections are arranged and paid for by the seller, usually just before the home goes on the market. The inspector works for the seller and generates a report for the seller. The seller usually makes multiple copies of the report and shares them with potential buyers who tour the home as a marketing tool. The report might relieve a prospective buyer’s unfounded suspicions, and prevent them from walking away. A seller inspection also lightens negotiations and 11th-hour re-negotiations. When seller inspection reports are provided, deals are less likely to fall apart the way they often do when a buyer’s inspection unexpectedly reveals a last-minute problem.

    Up to 1000 sq/ft $325
    1,001 – 1,500 sq/ft $350
    1,501 – 2,000 sq/ft $400
    2,001 – 2,500 sq/ft $450
    2,501 – 3,000 sq/ft $500
    3,001 – 3,500 sq/ft $550
    3,501 – 4,000 sq/ft $600
    4,001 – 4,500 sq/ft $650
    4,501+ sq/ft Contact us
    Seller inspections if repairs are made to the home after the initial inspection, and you would like to have the report updated with the repairs, there is a re-inspection fee and report update of $175.

    Houses over 50 years old add $50
    Houses over 100 years old add $100

  • What is a Condo Inspection?

    A condo inspection is a type of home inspection ordered by the buyer or owner of a condo that consists of a walk through inspection of the interior systems of the unit.

    What is included in a Condo Inspection?

    A condo inspection is a visual inspection of the following:

    • Heating System
    • Electrical System
    • Plumbing System, including faucets, toilets, bathtubs and showers (e.g. are they draining properly?)
    • Interior structural elements, including windows, walls, floors, doors, etc.
    • Ductwork and Vents

    It will also include observations and recommendations, for example – issues with doors / hardware, caulking / grout, air filters, and more…

    Some inspectors may check the appliances, including a recall-check which, as the name describes, lets you know if any of the appliances in the home have been recalled. However, it’s important to note that any inspection of appliances is not mandatory and inclusion of this in an inspection will differ from one inspector to another.

    Typically, and understandably, an inspection on a condo will be less exhaustive and costly than an inspection in a home. While it is true that there are less systems to examine in a condo unit, you shouldn’t devalue the benefits of having a home inspector examine these condo features because the cost to have them repaired once out of warranty will undoubtedly far exceed the price tag on an inspection.

    What is not included in a Condo Inspection?

    A condo inspection does not include the following:

    • Common areas of the condo building are not inspected, i.e. roof, exterior, stairwells, hallways, lobby, amenities, etc.
    • Concealed items such as the electrical and plumbing cannot be inspected (same in a standard home inspection).
    • Fire protection items, including sprinklers, are not tested
    • If the building’s mechanical system is in ‘cooling mode’, then the heating mode cannot be tested (and vice versa).
    • Wiring, lighting and receptacles are tested, but this is not a comprehensive review (i.e. only a sampling is tested, and this is the same in a standard home inspection).
    • As mentioned above, the appliances are not covered in a standard condo inspection, but some inspectors do include this along with a check for recalls (same in a standard home inspection).
    Up to 1000 sq/ft $300
    1,001 – 1,500 sq/ft $325
    1,501 – 2,000 sq/ft $350
    2,001 – 2,500 sq/ft $375
    2,501+ sq/ft Contact us

  • There are a few other Inspections/Fees worth noting

    Duplex, Triplex, or Multi-Building Inspection Total square footage + $75 per unit
    Dry Rot and Pest Inspection (not form NPMA-33) You may want to check with your loan officer to see if you require that specific form. w/ a normal inspection $125 (additional), Alone $225
    Re-inspection Fee Re-inspection fees range from $100 to $200 depending on the type of re-inspection and location.
    Extra building/structure (carport, garage, barn, pool etc.) $50 – $175 per building/structure (additional) – depends on the size and features (water, heat, electrical, etc)
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