What Does a Home Inspection Cost?
A straight answer — what's included, what affects the price, and how to get your exact quote in 60 seconds.
Why Pricing Isn't One-Size-Fits-All
A home inspection is priced based on what it actually takes to do the job right. Here's what affects the number.
Larger homes take more time to inspect thoroughly. The price reflects the hours required, not an arbitrary markup.
Homes older than 40 years have more components to document, more aging systems to evaluate, and often more deferred maintenance.
Crawlspace foundations require additional access and a closer look than a standard slab — that takes extra time.
Abilene and the immediate surrounding area are covered at standard rates. Inspections further out include a travel fee based on total distance.
Residential Inspection Pricing
Residential inspections start at $380. Most West Texas homes fall between $380 and $550. Enter your address in the scheduler and your exact price is calculated automatically — no phone call needed.
90-Day Warranty Included at No Extra Charge
Every residential inspection includes a complimentary 90-Day Warranty covering major mechanical systems and components found working at the time of inspection. It's not a sales pitch — it's part of every job.
Other Inspection Types
Not every inspection is a standard residential buyer's inspection. Here's what else I offer and how they're priced.
Commercial Inspection
Quoted individually based on building size, type, and scope. Contact me with property details for a same-day quote.
Learn more →Phase / New Construction
Performed at key construction stages — pre-pour, pre-cover, and final walkthrough — before work is covered or finishes installed.
Learn more →11-Month Warranty Inspection
Identifies defects the builder is still responsible to correct before your one-year builder's warranty expires.
Learn more →Pre-Listing Inspection
For sellers who want to know what's there before buyers do — so you can disclose accurately and avoid surprises during negotiations.
Learn more →Add-On Services
These can be added to any full inspection when applicable to your property. Pricing is confirmed at scheduling based on property details.
Drone Roof Inspection
FAA Part 107 certified. Aerial documentation of roof condition, flashing, penetrations, and drainage. Recommended for steep, tall, or unsafe-to-walk roofs.
Pool & Spa Evaluation
Visual inspection of pool structure, equipment, and safety features.
Sewer Scope Inspection
Camera inspection of the main sewer line — performed by Will directly, not a subcontractor. Recommended for homes 20+ years old or with large trees near the line.
Irrigation Evaluation
Zone-by-zone review of irrigation system function and coverage.
What's Always Included
Every full residential inspection — regardless of size or price — includes all of the following.
- Roof, attic, structure, foundation, electrical, plumbing, HVAC, windows, doors, interior, and exterior
- Photo-documented findings throughout the report
- Report organized by priority — safety items first
- Plain-language summary you can actually use
- Thermal infrared scan — identifies moisture intrusion, missing insulation, and electrical anomalies not visible to the naked eye
- Same-day digital report delivery
- Post-inspection phone review — questions are always welcome
- 90-Day Warranty included at no additional charge
Pricing FAQs
What if the square footage is different than what I entered?
Square footage is confirmed during scheduling. If there's a significant discrepancy found on-site, I'll discuss it with you — not surprise you at the door.
Is the 90-Day Warranty really free?
Yes. It's included with every residential inspection at no charge. It covers specific systems and components found to be working at the time of inspection.
Do you offer discounts?
Yes. Phantom Inspections offers discounts for active military, veterans, first responders, teachers, and nurses. Contact me when scheduling and I'll apply it to your order.
Can I add services after I've already scheduled?
Yes. Add-ons can be requested up to 24 hours before the inspection. Same-day additions are accommodated when possible — just call.
Who performs the sewer scope?
Will del Castillo performs the sewer scope inspection directly — not a third-party subcontractor. Same inspector, same report.
Ready to Book? Get Your Exact Price in 60 Seconds.
Enter your address and square footage — your price is calculated automatically. Licensed, veteran-owned, West Texas based.