Square Footage and Add-Ons: What Moves an Inspection Quote
September 24, 2026
An inspection quote here is built rather than negotiated. A few inputs go in and a number comes out, and every one of those inputs is published on the pricing page. This post walks through them one at a time and says how many dollars each one moves.
Square Footage Moves the Base Price in Fixed Steps
The base price for a residential inspection starts at 400 dollars for a home under 1,000 square feet and reaches 700 dollars in the top published band, 4,500 to 5,000 square feet. In between there are nine bands, and the step between them changes partway up. Up to 3,000 square feet each band is 25 dollars above the one below it. From 3,000 square feet up, each band is 50 dollars above the one below it.
So a 2,000 to 2,500 square foot home is 475 dollars and a 3,500 to 4,000 square foot home is 600 dollars. Square footage is the input because size is what drives the time on site. A larger home has more roof, more plumbing fixtures, more electrical and more finished square footage to walk. All nine bands are listed in full on the pricing page and in our guide to what drives the cost of a home inspection.
Property Type Switches the Table
A condo or an attached unit is priced from its own card: 300 dollars under 1,000 square feet, 325 dollars from 1,000 to 1,500, 350 dollars from 1,500 to 2,000, and 400 dollars and up at 2,000 square feet and over. In each of the three bands where both cards carry a figure, the condo rate lands 100 dollars under the residential one, because the inspection stays inside the unit rather than taking in a roof, a foundation and an exterior envelope the association maintains.
Two property types sit outside both cards. A single-family home over 5,000 square feet has no published band, and neither does a multi-family building, from a duplex through ten units and beyond. Those are quoted on the phone. The quote form will still take your details and route the call.
Add-Ons, and Exactly What Each One Adds
Every add-on has its own published figure, added to the base price:
- Sewer scope added to an inspection - 200 dollars
- Sewer scope on its own - 300 dollars
- Pool - 50 dollars
- Spa - 50 dollars
- Pool and spa combination - 75 dollars
- ADU or attached casita - 75 dollars
- DADU or detached casita - 150 dollars
- Detached structures - 50 dollars and up
- Termite inspection, carried out by our partner termite company - see the pricing page
Two of those lines are worth doing the arithmetic on. A pool and a spa are 50 dollars each, but booked together they are 75 dollars rather than 100. And a sewer scope is 300 dollars standing alone against 200 dollars when it rides along with the inspection, a 100 dollar difference for the same camera, the same line and one visit.
Where a figure carries a plus sign on the rate card, it is a starting price rather than a fixed one. That applies to detached structures at 50 dollars and up, and to a condo of 2,000 square feet or more at 400 dollars and up. Those two vary enough that the card gives you the floor and we confirm the rest against the property.
What Does Not Move the Price
The rate card has no line for the year a home was built, so a 1978 ranch and a house finished last spring are priced the same at the same square footage. Age changes what an inspection is likely to find; it does not change what it costs. There is no line for how the negotiation is going either, and none for whether you are the buyer or the seller, which is why a pre-listing inspection is billed from the same square-footage table as a buyer's.
Location works the same way inside our service area, which the published pricing covers. A property far enough out that travel changes the figure gets told about it before booking rather than afterwards.
For the line between what the base price already covers and what appears on the add-on list, read our guide to what is included as standard and what is an add-on.