How much does a home inspection cost?

Single Family Homes

  • (1979 or newer)
  • up to 1,000 sq ft – $395
  • 1,001 to 1,500 sq ft – $445
  • 1,501 – 2,000 sq ft – $495
  • 2,001 – 2,500 sq ft – $545
  • 2,501 – 3,000 sq ft – $595
  • 3,001 – 3,500 sq ft – $645
  • 3,501 – 4,000 sq ft – $695
  • Each additional 500 sq ft over 4,000 sq ft – $100
  • Homes Built 1951 – 1978: Add $75
  • Homes Built 1923 – 1950: Add $100
  • Home Built 1850 – 1922: Add $200
  • ADUs, Duplexes, Triplexes and Fourplexes – see below
  • Includes FREE Thermal Imaging!

Additional Services

  • Sewer scope (w/ home insp.) – $150
  • Radon Testing (w/ home insp.) – $150
  • Mold Sampling (w/ home insp.) – $195
  • Oil Tank Sweep (w/ home insp.) – $150
  • Pest and Dry Rot Report (w/ home insp.) – $50
  • Pool Inspection (w/ home insp.) – $245
  • Foundation Certification for Mobile / Manufactured Home (w/ home insp.) – $295
  • Re-Inspection (by appointment) – $195 per hour
  • Additional Building (< 500 sq ft) – $75
  • Additional Building (501 – 1000 sq ft) – $100
  • Additional Building (> 1001 sq ft) – email

Stand Alone Inspections

  • Radon Testing (stand alone inspection) – $195
  • Sewer Scope (stand alone inspection / Eugene & Corvallis metro area only) – $225
  • Pest and Dry Rot Report (stand alone inspection) – $295
  • Foundation Certification for Mobile / Manufactured Home (stand alone inspection) – $395
  • Pool Inspection (stand alone inspection / Eugene & Corvallis metro area only) – $345
  • ** Pool inspections are only offered in conjunction with a full home inspection in the Portland / Vancouver metro area. **

Sliding Scale Fees

  • Reduced rates are available for low and moderate income families
  • Please see our application page for more information

Home Inspection Cost

Price Corrections

Please schedule your inspection based on the home’s actual square footage and age. Fees will be adjusted if the home to be inspected is not as scheduled.

Discounts / Promotional Codes

As a nonprofit organization, our pricing must be fair, transparent and consistent for everyone. The only discounts available for home inspection services are listed on our promotional codes page. Pricing may change at any time and only pricing in place at the time of scheduling is applicable.

Pre 1978 Homes

Please add $75 for the inspection of homes built between 1951 and 1978. Please add $100 for homes built between 1923 and 1950. Please add $200 for homes built between 1850 and 1922. This fee helps cover the increased costs associated with inspecting older homes including additional inspection time and protective equipment that keeps our inspectors and clients safe.

Long Distance Inspections

Please add $75 for home inspections that are between 25 – 50 miles away from our offices in Portland or Vancouver. We do not do inspections for homes that are over 50 miles away from our offices in Portland or Vancouver.

Foster Homes

Foster homes are more complex than single family home inspections and must be priced via quote. Please email the address and any related information to or give us a call at 503-505-7879 ext. 301.

Commercial Properties

We do not do commercial property inspections at this time.

Cancellation Policy

Home inspection appointments can be canceled or rescheduled without penalty if the inspector is notified with at least 48 hours notice. Appointments cancelled or rescheduled with less than 48 hours notice are subject to a $200 late cancellation fee. To cancel or reschedule your appointment, please email your inspector directly by replying to your confirmation email.

ADUs, Duplexes, Triplexes and Fourplexes

The pricing for attached ADUs, duplexes and triplexes is based on the total square footage and the number of units in the property. To get the proper pricing, start by pricing the total square footage of all of the units and then add $100 per unit. For example, a 1,900 total square foot duplex would be $495 based on the single family home pricing plus $100 each for the units or $695 total. We do not inspect properties with more than four units. Detached units with their own address are priced separately as single family homes.

Condo / Interior Only Inspections

Condo / interior only inspections start at $345 for homes less than 1,000 square feet. Pricing increases $50 per additional 500 square feet or portion thereof. This reduced pricing does not include areas typically covered by the homeowner’s association including roof, siding, attic and crawlspace. If you would like these areas inspected, please use single family home pricing.

Mobile Home Inspections

Mobile or manufactured home inspections are $345 for homes less than 1,000 square feet (for mobile homes without an attic). Pricing increases $50 per additional 500 square feet or portion thereof. If your mobile home has an attic you would like inspected, please use single family home pricing.

Sewer Scopes

Pricing for sewer scopes is for inspecting the sewer line from the main clean out to the main sewer lateral (if possible). Defects in the line including too many turns may restrict the inspectors’ ability to reach the main sewer lateral. An additional scope from an additional cleanout on the same property (e.g. for a duplex) can be added for an additional $75.


Our home inspectors are available to verify that defects uncovered in our inspections have been repaired prior to closing. This is sometimes required by lenders. To minimize mistakes, make sure that all of your requested repairs are handled by licensed contractors. Please call or email your inspector to schedule a re-inspection. Re-inspections are $195 per hour with a 1 hour minimum (and then in 15 minute increments). Billing is only for time spent on-site. Because we only have a contractual relationship with our clients, we cannot bill 3rd parties (i.e. the seller or builder) for re-inspections. More information can be found on our re-inspection and repairs guidelines page.

Townhome Inspections

Townhome inspections should be scheduled as regular single family home inspections.

Missed Radon Pickup / Drop Off Appointments

There is a $50 fee for missed appointments to pick up or drop off radon equipment at a home. This is to compensate our radon technician for time and gas spent to pick up and drop off equipment due to missed appointments by agents or their clients.

Stand Alone Inspections

If you would like to order additional services without a home inspection, please select from the “Stand Alone” options in the scheduler. Reduced pricing for these services is available when scheduled with a home inspection.

Expert Witness Testimony

In the rare instance that one of our inspectors is called to testify for a legal proceeding, an Expert Witness fee of $195 per hour for time spent preparing, traveling and giving testimony will be assessed (a 10 hour minimum non-refundable retainer is required). Depending on the jurisdiction, these fees may be recoverable by the prevailing party. Please discuss with your legal representative. Please note that we do not do home inspections for lawsuits concerning living conditions.

Pest and Dry Rot Reports

Our home inspectors are licensed Structural Pest Inspectors and can sign off on inspections for federally backed loans. If you need a certified pest and dry rot report for your lender, please select the “pest and dry rot” option when scheduling your home inspection for an additional $50 (with single family home inspections only). Stand alone pest and dry rot reports are $295 when scheduled alone. The inspector will generate an NPMA-33 form for inspections in Oregon or a Washington State Pest Management Association compliant report for homes in Washington.

Printed Reports

All of our home inspection reports are delivered electronically in both HTML and PDF format. This electronic format allows you to access important report features including video and 360 degree photos. You can also save PDF copies for your records. If you would like a printed copy of the report, we can mail one to you for $50. This charge helps cover the cost of full color printing, postage and staff time required to assemble the printed report. Alternatively, you use the provided PDF file to print the report yourself at home or at an office supply store.

Certified Home Inspectors

Nonprofit Home Inspections’ comprehensive home inspection is designed to meet Oregon and Washington’s Standards of Practice for Certified Home Inspectors. As a nonprofit organization, NHI only has your best interests in mind. While every home is going to have its own unique issues, we believe that it is better to know up front what condition your potential new home is in before you buy and it’s too late.

We guarantee same day reports to you and your real estate agent so you can make decisions quickly. For one of the most important financial decisions you may face, select Nonprofit Home Inspections for the most informative, unbiased home inspection in the Portland metropolitan area.

When asking “How much does a home inspection cost,” it’s also important to make sure you are comparing similar services. For example, unless your inspector can see through walls, don’t settle for any home inspection that does not use infrared cameras. This important technology can help detect hidden problems including faulty wiring, missing insulation, structural problems, and moisture intrusion problems. Professional infrared cameras are very expensive and buying them cuts into company profits. As a nonprofit organization, however, we are able to leverage grant support to purchase some of the best equipment available so we can put it to work for you.

It’s also critical to ask if your inspector is certified by the Department of Agriculture to conduct pest and dry rot inspections. While an inspector in Oregon isn’t technically required to be certified by the state to conduct “pest and dry rot inspections,” inspectors that are not licensed structural pest inspectors cannot sign off on many federally secured loan programs. If you are planning on taking out a loan for your new home, getting an inspector that is actually certified to do pest and dry rot inspections is critical. All of our inspectors are licensed for structural pest inspectors and can sign off on federal loans.

Become another satisfied client with your Portland Home Inspection!