It’s the first question most people ask, and most inspector websites dodge it. So here’s the straight answer for Fort Worth and the surrounding counties: where my pricing starts, what moves it up, and what the price does and doesn’t tell you.
The short answer
My home inspections start at $395. From there the price depends on the house: how big it is, how old it is, what kind of foundation it sits on, and where it is. Ancillary services like pool and spa, sprinkler system, termite (WDI) report, sewer scope, and aerobic septic are priced separately, so you only pay for what the property actually has. Call or text me with the address and square footage and I’ll give you an exact number on the spot, or see the full breakdown, add-ons included, on my pricing page.
What changes the price
Size. The obvious one. A 4,500-square-foot home has more roof, more attic, more outlets, more windows, and usually two or three HVAC systems. It takes me longer, and it costs more than a 1,800-square-foot home.
Age. A 1960s home in Ridglea or Meadowbrook takes longer than a 2015 home in Alliance, because there’s more to look at: original wiring, cast-iron drains, roof layers, additions built at different times, and thirty years of repairs nobody wrote down. Older homes are priced accordingly, and I block more time for them.
Foundation type. A pier-and-beam home means I’m going into the crawlspace on my back with a flashlight, looking at piers, beams, joists, plumbing, and moisture. That’s real time, and it’s some of the most valuable time in the inspection, because the crawlspace is where the expensive surprises live on older Fort Worth homes.
Location. I’m based in north Fort Worth and cover Tarrant, Denton, Parker, Wise, and Johnson counties. Most of that is priced the same; the far edges of the territory can carry a small travel adjustment, which I’ll tell you about up front.
New construction. A brand-new build is a little different: there’s no history to chase down, but there’s a specific set of builder shortcuts to look for. I inspect a lot of new construction, and it’s priced on the same factors as everything else.
Ancillary services. Pools, sprinkler systems, and termite reports each add to the visit. So do a sewer scope on older homes and an aerobic septic inspection on homes outside city sewer. Each is quoted separately and done during the same visit, so it’s one appointment and one report.
What you get for the money
Every licensed inspector in Texas has to meet the same TREC Standards of Practice, so the required items get looked at no matter who you hire. The difference between inspectors is how far past the minimum they go, and that’s what you’re paying for. For my fee, you get me, personally, at the house for three to four hours: on the roof when it’s safe, in the attic, in the crawlspace if there is one, at the electrical panel with the cover off, running every fixture, and scanning with an infrared camera. There’s no trainee, no second inspector, no handoff. The person who was in the attic is the person who writes the report.
Then you get a report within 24 hours, with a photo of every finding and a plain-English task for each one, organized so you can tell a safety concern from a $200 fix from a $20,000 one. And you get a walkthrough of the findings with me before I leave, which is the part clients tell me they value most.
The standards allow an inspector to view a roof from the ground and an attic from the access opening. I walk the roof when it’s safe and go into the attic and crawlspace, because that’s where the findings are. That’s the difference the price reflects, and on a $400,000 house it’s not the number that matters.
Is a home inspection worth it?
Put the fee next to what it finds. On Fort Worth homes, the findings that come up over and over are foundation movement, roof damage from hail, aging HVAC systems, water heaters at the end of their life, and electrical panels from brands that are known hazards. Any one of those is a four- or five-figure repair, and every one of them is a negotiating item once it’s documented in a report. Most of my clients recover the inspection fee many times over in a repair credit or a price reduction, and the ones who don’t usually walked away from a house they shouldn’t have bought, which is worth even more.
How to compare quotes
If you’re calling around, ask each inspector the same five things: how long they’ll be on site, whether they go on the roof and into the attic, whether they carry errors-and-omissions insurance, whether you can see a sample report before you book, and whether they’ll walk you through the findings in person. The answers tell you more than the price does. I wrote a longer guide on how to choose a home inspector if you want the full list.
Frequently asked questions
Who pays for the home inspection?
The buyer, at the time of the inspection. It’s not part of closing costs, and it’s yours whether or not the deal goes through.
Does the price include the termite report?
No. A termite (WDI) report is a separate service, done during the same visit. On older Fort Worth homes I recommend it.
Why don’t you publish a full price list?
Because two homes with the same square footage can be very different inspections. A 1965 pier-and-beam house and a 2020 slab house aren’t the same job, and I’d rather quote the actual house than a category.
Can I get a quote before I’m under contract?
Yes. Call or text with the address and square footage and I’ll give you a number on the spot.
What if I need it fast?
Option periods are short, and I know it. Call and I’ll tell you what I have; same-week is normal, next-day is often possible.
Ready for a real number on a specific house? Call or text 469-879-2772, or schedule online. You can see exactly what you’ll get in a sample report, and the full scope of a buyer’s inspection is on its own page.
