Inspection cost — transparent and fair.
Rate guidelines that respect your time and the home. Designed to give the inspector enough time to do a thorough job and write a clear report — not to chase the lowest sticker price.
Rate guidelines are intended to treat clients fairly while providing the inspector enough time for a high-quality inspection and report. Clients often tell me they "want to know everything" about the home they're inspecting. To me, that means:
- An ethical inspector without outside influence.
- An inspector who makes a serious effort to discover and report concerns.
- An inspector who is available to discuss every concern and answer every question.
- An inspector who remains available for questions long after the report is delivered.
Clients choose Above Par for the reasons above. I welcome high expectations.
Base rate by square footage
Rates below are for homes on a slab foundation. Adjustments for foundation type, age, occupancy, and crawl-space access are listed underneath.
| Heated square footage | Base inspection rate |
|---|---|
| 0 – 999 | $420 |
| 1,000 – 1,499 | $440 |
| 1,500 – 1,999 | $460 |
| 2,000 – 2,499 | $480 |
| 2,500 – 2,999 | $500 |
| 3,000+ | $500 + $0.36/sq ft over 3,000 |
| Piling foundation (open) | + $20 |
| Piling foundation (closed) | + $40 |
| Crawl space < 1,600 sq ft | + $60 |
| Crawl space > 1,600 sq ft | Case by case |
| Built 2010 – 2020 | + $20 |
| Built 2000 – 2010 | + $40 |
| Built 1990s | + $60 |
| Built 1970s & 1980s | + $80 |
| Older than 50 years | Case by case |
Other adjustments
Occupied homes: add $20 — they require more effort to inspect and have less-flexible scheduling.
Travel stipend applies in Pender County and South Brunswick County.
Crawl spaces: many significant deficiencies develop in crawl spaces, and exploring them can be dangerous and time-consuming. I request reasonable compensation for safety equipment and an unhurried inspection.
New & under-construction homes
I provided over 400 new and 11-month inspections in 2022. Per the 2019 NC Home Inspector Licensing Board Survey, I inspect more new-construction homes than any other home inspector in NC. See the new construction & 11-month warranty page for what's covered.
| Framing / Pre-Drywall Inspection | $0.16 per sq ft ($300 minimum) |
| New Home & 11-Month Warranty Inspection | Per resale rate guideline above |
Historic, neglected, and flip homes
The square-footage rates above are based on production and mid-range semi-custom homes. Homes with significant size, complex details and features, 3-4-5 levels, accessory structures, historic conditions, neglect, or extensive unpermitted renovations (flips) have more complex inspection needs. I evaluate rates for these homes on a case-by-case basis so I can give the home the unhurried attention it deserves — and you a detailed report that reflects what I actually found.
Contact me with the address and a quick description and I'll quote it directly.
FSBO pre-listing inspections
I do not perform pre-listing inspections for FSBO sellers.
A pre-listing inspection report obtained by an FSBO seller could be used to hide issues from future buyers and inspectors rather than make more costly and meaningful repairs. In transactions with realtor representation, the realtor has a legal duty to disclose material facts, and harmed buyers can seek recourse through the realtor's licensing board and E&O insurance. Those protections don't exist in an FSBO sale.
FSBO pre-purchase inspections require extra effort and increased observance of ethical guidelines. My fee for these transactions is set on a case-by-case basis. This policy applies to any transaction that isn't arms-length — estates, family transfers, agents from outside the area representing themselves, and so on.
Tell me about the home — I'll send back a fair quote.
Most quotes go out the same business day. For urgent timelines, call directly.