American Dream

Property Inspections

Residential Inspection Pricing

Single Family-Condominium-Townhome-Manufactured

Single Family

Under 1,500 sq ft $400 1,501 to 2,500 $450 2,501 to 3,500 $500 3,501 to 4,500 $550 4,501 to 5,500 $600 5,501 to 6,500 $650 6,501 to 7,500 $700 8,501 to 9,500 $750 Over 9,500 $0.09/sq ft Mobile Home $400 Verbal Only* (no report) Calculated at 1/2 the full inspection fee Re-Inspection* Calculated at 1/2 the full inspection fee

Condo Townhome

Under 1,000 sq ft $300 1,001 to 2,000 $350 2,001 to 3,000 $400 3,001 to 4,000 $450 4,001 to 5,000 $500 5,001 + $550 Multi-Unit Duplex (Both Units) $550 Up to 4 DETACHED Units $300/unit 1,000 Up to 4 DETACHED Units $350/unit 1,000 3 to 4 Attached Units $200/unit 5-10 Attached Units $175/unit 11-20 Attached Units $150/unit 20 + Units $100/unit

Inspection Details

Fee Corrections:
We reserve the right to adjust the inspection fee if structure is different than scheduled. This includes correction for type of dwelling, square footage, pools, guest houses, age, etc. regardless of MLS description.

Large Houses
Houses over 7,000 Square Feet and large houses have multiple HVAC systems, numerous bathrooms, multiple water heaters, large attics, and many more items to check than a moderate size house (windows, doors, garages, receptacles, etc). For that reason, we require additional time to fully inspect the property.

Two Houses on one property If each separate dwelling has a unique address, they are separate houses. Examples include “123 Main St.” and “123-1/2 Main St.” These are two individual houses that comprise two separate inspections and will be charged as two houses.
Guest House. A guest house is a separate dwelling on a property intended for short term occupancy. It does not have a separate mailing address, electric meter, etc.

Granny Flat
A Granny Flat is an area within a home that has all amenities for someone to live there such as its own kitchen or kitchenette, bathroom and living space.
Cabana / Pool House
Structure adjacent to a pool with plumbing, enclosed space but not intended for overnight occupancy (no bedrooms).
Re-Inspection Have your inspector return to the house to check the repairs and issue an updated report. This may be required by your lender before funding. Re-inspections are not included with the standard fee of a home inspection.
Condo/Townhouse Inspections do not include any evaluation of common areas or areas controlled or maintained by an HOA. Condo/Townhouse owners own the inside of the structure only. We cannot access the roof of condominiums and therefore we cannot inspect equipment on the roof, the roof, exterior, or other components that are owned by the Home Owners’ Association.
Duplex Our Duplex pricing is for BOTH units of a Duplex. If you are buying just one side, please use the Single Family Residence pricing.
Multi-Unit Inspections for single properties containing 2 or more units. This includes an inspection of the exterior, common areas, etc.
Limited Scope Limited Scope inspections are available for one system, component, or Infrared Thermal Scan. An example of a limited scope inspection is an evaluation of the plumbing system only.
Verbal Only Inspections Geared towards investors and home sellers, have one of our inspectors accompany you to a house for a limited, verbal-only consultation. Condos, 1 hour $150 Houses up to 3,000 sq ft, 1 hour $200 Houses between 3,001 - 5,000 sq ft, 2 hours $250 Houses between 5,001 - 8,000 sq ft, 2 hours $300 Houses 8,001 and up 3 hours $400

Residential – Commercial – Swimming Pools – Spas – Mold – Lead – Asbestos – Radon 

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Sample Reports

We use the most advanced Inspection Software program available.

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How Long Does It Take?

The inspection itself typically takes from 1-4 hours depending on the size and condition of the property.

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