Whether you’re a home buyer or seller, you want to know if there are problems with a house before the negotiations begin. Home inspection companies help find these problems by examining a home’s structure and interior to identify potential issues that may cause complications either now or in the future.
Once a home inspector exams a home, they provide a detailed report that tells you exactly what issues they have found. As a home buyer, this can allow you to either terminate a contract or allow you to negotiate a better deal. If you are a home seller, a home inspection report can either give you a chance to fix a problem or, if the inspector has found little that is wrong, you can use the information to make potential buyers feel more secure about buying your home.
There are a lot of home inspection companies out there, and they are not all created equal. We reviewed over 10 home inspection companies based on services offered, report delivery, customer service, and more to find our top choices.
Best Overall : Pillar To Post
Why We Chose It: Pillar To Post offers a choice of three packages to choose from, provides a free Residential Construction and Remodeling Estimated Cost Guide, and gives you your inspection report after your inspection is complete in both a printed report and as an electronic copy.
Three inspection packages to choose from
Free residential construction and remodeling estimated cost guide
Provides a printed and digital copy of the inspection report after the inspection
Each franchise sets its price guidelines
Not all services offered with each Pillar To Post Inspector
Pillar To Post began in 1993 after its founder bought a house and had a bad experience with the home inspection company he hired. In 1999, the company began using a computerized, on-site-generated report program, allowing them to offer inspection reports right when the inspection finished. And today, Pillar To Post has over 550 franchised locations in North America.
When making an appointment, customers have the option of choosing from one of three packages. The Plus, Premium, and Prestige packages all include a computerized evaluation and report, executive summary, emergency shut-off tags, and the cost estimate guide—a free, downloadable brochure that provides repair and cost range estimates for major home systems and other components in a home. The Premium package includes things like rodent inspections and appliance recall checks and infrared scans. The Prestige package offers everything in the Premium package, plus a Healthy Home package, and testing for molds and allergens performed by a third-party laboratory.
Package pricing is not available on the website. Each franchise sets its own pricing, and the amount for each package varies depending on the location. Some locations may not offer all three packages, and customers must contact their local franchise to know which packages and pricing are offered.
Best Value : AmeriSpec
Why We Chose It: AmeriSpec offers comprehensive and thorough home inspections at competitive prices.
Detailed home inspection report, including 400 points of inspection
Seasonal Maintenance Checklist
Savings when you use home-related services from their Service Master Family of Brands partners
No online price guide
Copy of inspection agreement not available online for every state they cover
AmeriSpec was founded in Orange County, California, in 1987. In 1996, they became part of the ServiceMaster Consumer Division and are a wholly owned subsidiary of American Home Shield (AHS), one of the leading home warranty companies in the United States. AmeriSpec operates as a franchise, and there are over 350 independently owned and operated franchises performing inspections throughout the United States and Canada.
With AmeriSpec, you’ll receive a complete home inspection that covers all major home systems, plus an evaluation of 400 items in and outside the home, including things like the condition of window openings and the operation of kitchen appliances. They also furnish a digital Home Repair Manual, a Seasonal Maintenance checklist with ideas to help you keep your home in tip-top condition throughout the year, and savings on home-related services such as cleaning and furniture/cabinet restoration from their ServiceMaster Family of Brands partners.
The company does not offer information about its prices on its website. The exact amount that a home inspection costs depends on the area the home is in, its size and age, as well as other factors related to an inspection. However, since their pricing is competitive, you can expect to pay around the national average of $300 to $500.
Additionally, the company does not offer an online copy of the inspection agreement in every state they cover. You might have to contact a local franchise before viewing that information.
Best for Sellers : BrickKicker
Why We Chose It: BrickKicker realizes some sellers can’t afford to pay for a pre-listing inspection, so the company offers a more affordable Pre-Listing Walk and Talk that provides sellers with an in-home consultation but without the written report.
Offers in-home consultations to make the cost more affordable
Free three-ring binder to keep your report in
Automatically sends a copy of the report via email to both you and your real estate agent
No online pricing for Pre-Listing Inspection or Pre-Listing Walk and Talk
BrickKicker services are not available in most of the Midwest and Rocky Mountain areas
BrickKicker opened in 1989 in Naperville, Illinois, and today, the company has 35 operators across 21 states with plans to open more franchises.
The company offers both regular Pre-Listing home inspections as well as Pre-Listing Walk and Talk consultations. During the Pre-Listing Walk and Talk consultation, the home inspector walks through your home and points out areas of concern. Instead of receiving a home inspection report at the conclusion, however, homeowners are encouraged to make notes during the consultation so they will have a list of repairs needed before they put their house on the market.
BrickKicker does not list its prices online. The company bases prices on a variety of factors, including age, location, condition, and size of the home.
Best for Quick Findings : US Inspect
Why We Chose It: US Inspect delivers an easy-to-read report within minutes of the end of your home’s inspection that’s full of photographs and stored in the cloud so you can retrieve and access it easily.
Report is delivered within minutes at the end of your home’s inspection
Free online sample report available
Online chat available if you have questions
No printed copy of the report, only digital
Service only available in 24 states
US Inspect was founded in 1987, with headquarters in Chantilly, Virginia. Unlike many home inspection companies, US Inspect does not franchise its operation out to others and retains its business as an employer. The company has around 500 employees.
Unlike a lot of home inspection companies, US Inspect allows you to see what you are getting for your money by providing a 60-page sample report on their website that you can download for free. While they don’t provide a printed copy of your report, they do give you a digital copy, which is available immediately after your inspection. And if you have questions, call customer service seven days a week, or you can get answers via email or online chat.
US Inspect states on their website that the cost of their home inspections typically runs somewhere between $300 and $500, however, they also say that many of their inspections fall outside of this range because of the home size. Cost varies, too, depending on where the property is located and its age.
Best for Buyers : National Property Inspections
Why We Chose It: National Property Inspections offers an array of customizable inspection services and has a solid industry reputation.
Customizable reports tailored to the services that you need
Over 30 years of experience and 200 locations in the United States and Canada
Wide variety of specialty inspections
No online pricing
Delivery method for the home inspection report is not clear
National Property Inspections was founded in 1987. The company is well-known in the industry and has over 200 locations throughout the United States and Canada. Besides their regular home inspections for buyers, National Property Inspections also offers specialty inspection services, including a four-point insurance inspection to help save money on your home insurance, chimney inspections, historic home inspections, and more, as well as commercial inspection services. The company can also customize your home inspection to meet your specific needs.
The company claims each inspection takes between two and three hours to complete, and upon completion of the inspection, homebuyers receive a detailed report complete with high-resolution photos and in a language that is easy to understand.
While National Property Inspections does provide a wide selection of inspections to choose from, it is not entirely clear whether the report you receive is in printed form or if you can only access it digitally. Prices are not available online, but the website states that cost depends on a variety of factors including square footage, time required for inspection, age of home, number of heating/air conditioning units, and where the property is located. It’s recommended that you contact your local franchise for a quote.
During our research, we found most home inspection companies offer the same services. Pillar to Post seems to go above and beyond with three different packages to choose from, a free cost guide for construction and remodeling, and your report complete and finished at the end of your inspection.
We also found that all of the companies are easy to contact with most providing a simple online form to fill out to schedule an appointment, or you can phone if you prefer. One downside we found to all of the home inspection companies is that none are completely forthcoming with what price to expect, but they all indicate that this is due to factors like home size, age, and, often, a property's location.
|Home Inspection Company||Why We Picked It||How Report is Delivered|
|Pillar To Post||Three packages to choose from and free construction and remodel guide||Print and digital copy|
|AmeriSpec||400 points of inspection||Print and via email|
|BrickKicker||Walk and Talk Consultation||Printed with three-ring binder and email to you and your real estate agent|
|US Inspect||Report delivered in minutes of completed inspections||Digital|
|National Property Inspections||Customizable reports tailored to your needs||Delivery method not easily available on website|
Frequently Asked Questions
What Is a Home Inspection Company?
Home inspection companies inspect and review the condition of a home and list any problem areas they find. As an example, they may mention an electrical outlet is not working or that there is a leak under the kitchen sink. Current and potential homeowners, realtors, and insurance companies can use this information to make decisions about the pricing of the home and whether or not they want to buy (or sell).
Upon completion, the home inspector provides a written report of the results.
How Much Does a Home Inspection Cost?
Home inspections typically cost between $300 to $500. The price depends on a variety of factors including square footage, age of home, and where the property is located. Other factors that may affect pricing include what the inspection looks for (i.e., mold, termites, radon) or if the inspector is a specialist in a particular field (i.e., a roofer) versus a general home inspector.
How Do I Choose a Home Inspection Company?
We recommend researching and reading reviews of local companies for your area. Ask each company for a sample of a home inspection report, and whether they are licensed and insured. Before committing to an inspection, ask for pricing information and what the price will include.
Are Home Inspections Necessary?
Home inspections are always a good idea when buying or selling a home. Home inspectors can find issues you may not know to look for, saving you money and time spent making repairs. Home inspection reports also can make a compelling argument when you are negotiating a price for buying or selling a home.
How We Chose the Best Home Inspection Companies
We evaluated close to a dozen options before settling on our best home inspection companies. During our evaluation, we considered such things as how long the company has been in business, what type of inspections a company offers, and how long it takes to receive the report once the inspection is complete. In addition, we considered how the company presents their report and whether they offer free items or services as part of their presentation.
All of our top choices offer comprehensive home inspection services, timely reports, are easy to get in touch with, and are available throughout the U.S.