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A thorough home inspection is essential to ensure a property’s health. From inspecting for issues like mold in the bathrooms to the age of the furnace, the best home inspection services cover all the bases. It’s common for home buyers to schedule a home inspection once they’ve signed a contract to purchase a home, although sellers will sometimes have the home pre-inspected to make it more attractive to potential buyers. Home inspectors check for issues with the home’s foundation, structure, appliances, fixtures, electricity, plumbing, and more. But current homeowners can benefit from regular home inspections as well.
Although some homeowners might think they can conduct a home inspection themselves, it’s best to leave it to the professionals, as an untrained eye can miss countless issues. Customers can trust our top picks for the best home inspection services.
- BEST OVERALL: AmeriSpec Inspection Services
- RUNNER-UP: The BrickKicker Inspection Services
- BEST FOR HISTORIC HOMES: National Property Inspections
- BEST INSPECTION PACKAGES: Pillar to Post Home Inspectors
- ALSO CONSIDER: HouseMaster
What to Consider When Choosing One of the Best Home Inspection Services
Choosing the right home inspection service is essential for buyers, sellers, and current homeowners. When choosing among the best home inspection services on the market, there are countless factors to consider, from inspection points and report delivery to specialty inspection services. Here are some specific considerations to keep in mind.
Service Area and Scheduling
An obvious factor to consider when finding the right home inspection company is the service area. Some companies only operate in specific regions, so it’s important for customers to first check whether the inspectors they’re considering will do business in their location.
Customers will want to keep in mind the scheduling options each company offers. Appointments can typically be scheduled over the phone or online at the customer’s convenience. Especially when selling a home, property owners won’t want to settle for a company that requires scheduling far in advance. For this reason, it’s important to choose a service that has a wide range of availability. That way, if an inspector finds an issue, the customer can take immediate action. Additionally, if a home buyer has a tight closing window, they’ll need the inspection performed as quickly as possible so the closing can happen on schedule.
Inspection Points and Report Delivery
Home inspectors look for many issues during an inspection. Customers should consider home inspection services that offer the following critical areas of inspection: structural elements, safety items, grounds, roof, exterior, attic, plumbing, electrical system, appliances, heating and cooling systems, basement, garage, and insulation.
Customers should also consider when and how they will receive their inspection reports. Report delivery times vary depending on the service, but many companies will provide a report within 24 hours of the inspection (which should last just a few hours). At most, report delivery may take a few days.
Specialty Inspection Services
Many inspection services offer add-on services that aren’t covered under a traditional home inspection. These services may vary based on location. Some examples of specialty inspection services include radon, lead paint, mold, asbestos, and carbon monoxide testing. Inspectors can also use thermal imaging to identify heat loss, leaks, pests, or electrical issues. Other specialty inspection services include sprinkler systems, chimneys, pools, sewers, septic systems, and wells. Often, these add-on services come at a fraction of the price when bundled together with the same service company.
Licensing, Certification, and Insurance
Different states have different licensing and certification requirements, so it’s important for a customer to check if a service provider meets their state’s regulations. Customers should also check if the home inspection service they’re considering is insured. Home inspection service providers can get insurance from the International Association of Certified Home Inspectors (InterNACHI). They can also obtain licenses and certifications through InterNACHI. This ensures inspections are thorough and cover all the bases so that customers can be assured they’re receiving the highest quality service.
Our Top Picks
We researched numerous home inspection services to find the best option for customers searching for licensed home inspectors in their area. After thoroughly reviewing inspection services for features such as service area, specialty services, and report delivery, among other important considerations, we narrowed down the list to five services that provide customers with top-quality services. Here are our top picks for the best home inspection services.
Best Overall
AmeriSpec Inspection Services
Pros
- Comprehensive selection of specialty inspection services
- 400 evaluation points included in inspection
- Innovative inspector training facility with experienced instructors
- Report includes digital home-repair manual and seasonal maintenance checklist
Cons
- ZIP code search function is somewhat unreliable
- Service area: 39 states
- Scheduling: Online, phone
- Report delivery: Within 24 hours
- Specialty inspection services: Radon, lead paint, thermal imaging, energy assessments, mold, gas leak detection, septic system, well water quality, carbon monoxide, sprinkler system, termites
Why It Made the Cut: AmeriSpec Inspection Services offers comprehensive home inspections with 400 evaluation points so no spot is overlooked. AmeriSpec Inspection Services offers the widest range of inspection services with 400 evaluation points, including electrical systems, plumbing systems, exterior home components, heating and air conditioning, and more. There is also a wide range of additional inspection services available, from radon testing to home energy assessments. Each inspection is performed by an inspector who has received the best training opportunities in the business through a combination of classroom instruction, practical demonstrations, and technical training led by industry experts with over 20 years of experience. AmeriSpec also provides customers with a digital home-repair manual and seasonal maintenance checklist. This checklist guides customers on how to take care of any needed repairs and maintenance required for their home to protect their investment and keep the home in top condition. While the ZIP code function on AmeriSpec’s website is slightly unreliable, the company services 39 states with locations that can easily be found on its list of office locations.
Runner-Up
The BrickKicker Inspection Services
Pros
- Proprietary training required for each franchisee
- InterNACHI– and ASHI-accepted training program
- Valuable glossary search tool
Cons
- Relatively limited range of specialty inspection services
- Service area: 21 states
- Scheduling: Online, phone
- Report delivery: Digital and printed copies by end of day
- Specialty inspection services: Radon, mold, asbestos, termites, lead paint, septic system, pool and spa
Why It Made the Cut: The BrickKicker Inspection Services has proven its expertise with high performance, training, and quality standards. Founded in 1989, The BrickKicker is available in 21 states. The company offers specialty inspection services for radon, mold, asbestos, termites, and lead paint inspections, as well as inspections of septic systems and pool and spa systems. Customers can make an appointment with The BrickKicker online or by phone. Once the inspection is complete, they will receive digital and printed copies of their inspection report by the end of the day. Although The BrickKicker is slightly limited in its range of specialty inspection services, the company’s proven training strategy is recognized by both InterNACHI and the American Society of Home Inspectors (ASHI) for the value it provides. The BrickKicker prepares its inspectors with hands-on experience through a curriculum that includes labs, field exposure, classroom demonstrations, and apprentice training. The BrickKicker also boasts a glossary search tool directly on its website to spruce up customers’ knowledge of inspection terms that may come up in their reports.
Best for Historic Homes
National Property Inspections
Pros
- Inspectors trained in evaluating older and historic homes
- HUD 203(k) loan inspections offered
- Level II/WETT chimney inspections offered
Cons
- Report delivery method and time frame varies by inspector
- Service area: 42 states
- Scheduling: Online, phone
- Report delivery: Varies by inspector
- Specialty inspection services: Radon, mold, thermal imaging, septic system, termites, well water quality, pool and spa, sprinkler system, energy assessment, chimney
Why It Made the Cut: National Property Inspections calls itself “the first name in home inspections,” and the company’s long history in the business means its technicians’ skills and expertise can be trusted. Serving 42 states, National Property Inspections (NPI) provides standard home inspections and additional inspection services for radon, mold, thermal imaging, septic system, termites, well water quality, and more. A unique feature of NPI is its inspectors are trained to perform Level II/WETT chimney inspections, a more in-depth chimney inspection, which isn’t the case for all inspection services on the market. Additionally, NPI offers HUD 203(k) loan inspections, which require more in-depth knowledge that not all companies offer. NPI professionally trains its inspectors to inspect historic and older homes. Older homes require a trained eye to see through the original wiring, plumbing, and heating systems alongside any newer updates built upon the home. NPI prides itself on the ability to evaluate each system in an older home, including antiquated systems and structures, to ensure the home is sound. While the report delivery method time frame varies by the inspector, customers are guaranteed to receive a high-quality report with detailed photographs and descriptions of the inspector’s findings in easy-to-understand language.
Best Inspection Packages
Pillar to Post Home Inspectors
Pros
- Three tiers of customizable home inspection packages
- Convenient repair cost guide to facilitate budgeting
Cons
- Scheduling only available online
- Service area: 44 states and Canada
- Scheduling: Online
- Report delivery: Digital and printed copies upon inspection completion
- Specialty inspection services: Radon, well water quality, mold, septic system, termites, pool and spa, sewer scoping, wind mitigation
Why It Made the Cut: Pillar to Post Home Inspectors’ unique inspection packages allow customers to choose the inspection features they want and leave behind the ones they don’t. Pillar to Post Home Inspectors services 44 states along with certain parts of Canada. Specialty inspection services include radon, well water quality, wind mitigation, termites, sewer scoping, mold, pool and spa, and more. Pillar to Post also provides a repair cost guide on its website that lists the price range for virtually every home issue that could come up during an inspection. This allows customers to quickly estimate how much to budget for repairs. The inspection service offers three tiers of home inspection packages that are customizable to fit customers’ needs. The first tier, the Plus option, covers all the major areas in the interior and exterior of the home. Premium, the next tier, includes everything in the Plus package along with an infrared scan, a digital owners’ manual, rodent inspection, 15 percent off added inspection services, and more. The final tier, Prestige, includes everything in the previous tiers along with the Healthy Home Package and 30 percent off added inspection services. Although scheduling an inspection with Pillar to Post is only available online, the company offers a free online form for customers to fill out, and a team member will reach out shortly after submission.
Also Consider
HouseMaster
Pros
- Buyer Benefits Program provides exclusive discounts on home services
- Buried fuel tank inspections offered
Cons
- Guarantee may vary by location
- Service area: 49 states
- Scheduling: Phone, email
- Report delivery: Digital copy upon inspection completion
- Specialty inspection services: Radon, termites, buried fuel tanks, pool, lead paint, mold, asbestos, thermal imaging
Why It Made the Cut: HouseMaster looks to instill “confidence in every home buyer” through its inspection services for homeowners, buyers, and sellers. HouseMaster services 49 states and provides standard and specialty inspection services including radon, termites, lead paint, asbestos, pools, mold, and thermal imaging. HouseMaster is partnered with home improvement brands like Sherwin-Williams, ADT, 1-800-GOT-JUNK? and Empire Today. Customers who opt for a HouseMaster inspection automatically can access exclusive discounts from these companies through the Buyer Benefits Program. Additionally, HouseMaster offers buried fuel tank inspections. Inspectors are not required to (and typically do not) check underground features of a home, making this a unique feature. HouseMaster offers a limited repair reimbursement guarantee only to select areas. However, the guarantee does address certain elements within the home or commercial property found to be in an acceptable condition. During the guarantee period, a customer’s local HouseMaster office will offer reimbursement for unexpected repairs that are covered under the guarantee.
Our Verdict
Coming in at the top of our list is AmeriSpec Inspection Services, which is followed closely by The BrickKicker Inspection Services. We recommend both of these home inspection companies for their exceptionally trained employees, wide range of services, fast report delivery speeds, and strong focus on customer service.
How We Chose the Best Home Inspection Services
To choose the best home inspectors, we extensively researched each company’s time in business, service radius, service offerings, and reputation. Each company on the list prioritizes customer service and satisfaction and trains its experts to provide top-notch service at an affordable price.
These companies are trusted because of their dependability, ease of scheduling, and their knowledgeable specialists who have gone through rigorous training to earn their proper qualifications and credentials. They offer services in a variety of markets, online and mobile scheduling options, and fast report-delivery times.
Before You Hire One of the Best Home Inspection Services
As a customer, finding the right home inspection service for your needs depends on the job size and the specific services you’re looking for. Consumers should conduct independent research to ensure the services offered are in line with their personal needs. Ask for referrals from neighbors, family members, and friends, and seek out customer testimonials to learn about others’ experiences. Confirm that the professional has the right qualifications and licenses necessary to legally conduct a home inspection.
A good home inspector will have years of experience and specialized knowledge, take the time to conduct a thorough inspection, and point out any and all issues within the home that need repair, no matter how minor.
Cost of Hiring One of the Best Home Inspection Services
The cost of the home inspection will vary depending on many factors, including the size and age of the property as well as geographic location. Different types of homes, such as historic or older homes, will have different needs to address, so confirm that the services offered can meet those needs before committing to a company.
Additional factors play into the price as well, depending on the inspection professional and their availability. A home inspection should take around 2 to 3 hours to complete. While a more experienced and reputable inspector’s rates may be higher, they’ll be able to uncover more during that time than inspectors who have less experience.
The Advantages of Using One of the Best Home Inspection Services
There are many advantages to using the best home inspection services. Most inspectors will recommend that homeowners get a home inspection every few years to maintain their property, as this ensures the home stays in good condition without running into large-scale issues. Home inspections also play a critical role in buying and selling a house to uncover any issues. Below are more advantages to using the best home inspection services.
- A pre-listing inspection allows sellers to accurately price their homes and make repairs ahead of time, making the transaction process easier and lessening the odds of losing the sale.
- Home inspections are an important step in the home buying process and and although they are not required to receive financing from lenders, they can give the buyer peace of mind that their new home is in good repair.
- A home inspector can expose life-threatening issues with a property that only a trained specialist would notice.
FAQs
When customers do an online search for “house inspector near me,” they usually have a lot of questions, and it’s important to know what to expect—and what not to expect. To understand the home inspection process, take a look at these frequently asked questions.
Q. How do I know when I need a home inspection?
A home inspection is a good idea when buying a home, if the previous inspector lacked due diligence or was too speedy, if repairs were made following an inspection, or if the property hasn’t been inspected in a few years.
Q. How often should I hire a home inspection service?
Home inspections should be conducted every 3 to 5 years to ensure a property is in good condition.
Q. What is the average price for a home inspection?
The average home inspection will range from $279 to $399, depending on home location, size, and other factors. The national average cost for a home inspection is $338.
Q. Are there any mandatory fixes after a home inspection?
Legally, there are no mandatory fixes that must be made after a home inspection. However, depending on the terms of the contract, the buyer or seller may opt out of the sale if certain repairs are not made.
Q. Do I pay anything up front for a home inspection service?
The full fee for a home inspection service is usually paid up front, prior to the inspector rendering services.
Q. What things does a home inspector not examine?
A licensed home inspector will not look at swimming pools or any wall or under-sink plumbing pipes, as inspectors are not qualified in this area. However, inspectors can detect visible issues, such as outdated plumbing or a leak.
