What's the Cost of a Home Inspection if done in Pieces?

How much is a home inspection actually worth when looking at the pieces? Recently I had a client cancel a level two chimney inspection that was scheduled as part of their home inspection. The reason was because the seller had just had the chimney and fireplace inspected and they no longer needed us to inspect the chimney. While we were inspecting the remainder of the house I noticed the chimney inspection form on the table in the living room and decided to take a look. The chimney company was a reputable local company and their report was properly done. Their price for the inspection was $130, much lower than I was expecting for a level two inspection, as we charge over $200. As I read through the one page report I saw they noted damage to the crown, missing damper, and some clearance issues with the hearth extension. At the bottom of the page it was noted they only performed a level one inspection. There was nothing wrong with the inspection, and I have no issues with the chimney company, however, a level one inspection is included at no extra cost in a home inspection. In fact, we had already noted everything the chimney company did as a part of our inspection. It’s not that they didn’t do a complete job, it’s that the job was done twice, once by them and once by us, and therefore, paid for twice. 

Home Inspectors typically perform a full level one inspection on fireplace chimneys as part of their inspection, in fact in many states it is required to be done as part of the inspection. I don’t have any issue with the chimney companies' inspection or charge, they deserve to get paid for what they did, the issue is that it was unnecessary. The charge got me thinking, how much will a home inspection cost if done by individual trades people rather than being done by a home inspector? There are more advanced inspections that many trades people can do and offer, but for a basic level inspection, the same that would be done by a home inspector, how does the cost compare? 

For prices I went to Thumbtack, a national lead generation program for trades people and to Bob Vila’s website on home repair and maintenance. Here is how they stacked up. 

Roof inspections $75-200 

Plumbing inspection $180-$225 

Electrical inspection $75-125 

Foundation inspection $400-$750 

HVAC inspections $250-$400 

Level 1 Chimney $89-$120 

Total $1,069 - $1,820 

After spending almost three times the cost of an average home inspection, and coordinating six different companies it does not even include inspections of the exterior siding, walkways, doors, windows, appliances, stairs, insulation, and attic. All these areas are required in most home inspections, and we have not considered some of the extra services many inspectors offer for a fee such as radon testing, pest inspections, sewer scopes, level 2 chimney inspections, and water quality testing. 

Next time you consider a home inspectors fee, think about the convenience of having one person or company completing multiple inspections all for the same trip charge and the fee doesn't seem so high anymore.