I don't hide prices. Use the calculator below for an exact quote based on your home's square footage, age, and any add-ons — or read the table below to see typical ranges.
Base inspection price by square footage
| Home size | Typical price | Time on site |
|---|---|---|
| Up to 1,000 sqft | $375–$425 | 1.5–2 hrs |
| 1,000–2,500 sqft (typical) | $450–$550 | 2–3 hrs |
| 2,500–4,000 sqft | $550–$700 | 3–4 hrs |
| 4,000+ sqft | $700+ (custom quote) | 4+ hrs |
Pre-1950 homes add $50–$100 for the extra time required to honestly evaluate older systems (knob-and-tube, rubble foundations, asbestos materials).
Add-on services
| Add-on | Standalone | Bundled |
|---|---|---|
| Radon test (48-hour CRM) | $200 | $150 |
| Sewer scope | $325 | $275 |
| Mold air sampling | $300 | $250 |
| Water quality test | $150 | $125 |
| FLIR thermal imaging | $150 | included |
| Drone roof inspection | $150 | included on steep roofs |
What's always included in the base price
- Full visual inspection of all 10 major systems (see complete checklist)
- FLIR thermal imaging scan — most inspectors charge extra; I include it standard
- Drone roof scan on any roof too steep or fragile to walk safely
- Photo-rich digital report — same day in most cases, always within 24 hours
- Live walkthrough at the end of the inspection (last 30–45 minutes)
- Phone follow-up after you've read the report — call me with any question
Real example: 2,000 sqft Mankato home built in 1995
Base inspection: $475
+ Radon test (bundled): $150
+ Sewer scope (bundled): $275
= $900 total — full home + radon + sewer in one visit, one report.
Booking each separately would cost ~$1,200 — bundling saves $300.
Property type pricing
- Condo / townhome: $350–$450 (less to inspect — common areas excluded)
- Duplex / multi-family: $700–$1,200 (each unit + shared systems)
- Commercial property: Custom quote
- New construction (pre-drywall + final + 11-month): Each phase priced like a regular inspection
Travel
Within ~50 miles of Mankato (covers all listed cities): no travel fee. Beyond that, a small fee depending on distance — call 507-721-3820 for a custom quote.
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