How Much is that Going to Cost?

April 1, 2023

What’s the most common question home inspectors get? Without fail, our clients want to know, “How much will that cost?”

It’s a fair question. Sometimes inspectors are comfortable providing ballpark cost estimates for simple repairs. For instance, replacing an electric outlet or resetting a loose toilet are common problems we find and usually the repair costs are fairly easy to estimate.

But what about more complicated items like:

  • Upgrading an electric service and replacing the electric panel
  • A sewer replacement
  • Roof replacement
  • Structural repair

All of these can have hidden conditions that may cause costs to rise dramatically.

For instance, electric service upgrade may require rewiring of a part (or even the entire) home. It may also require running the new wiring underground rather than overhead. This can cause costs to increase quickly.

Sewer replacement depends largely on access to the sewer for excavation, as well as the depth of the sewer. Does the entire sewer lateral need replacement, or just a section? Can it be lined, or does it need to be dug up?

If the roof needs replacement, will the roof structure need to be “beefed up?” What is the cost of materials? (Did you know standard asphalt shingles have risen by more than 20% in the past two years?) How steep is the roof? How many layers of shingles need to be removed? These all factor into the cost of roof replacement.

Home Inspectors are Not Contractors

State standards (and most widely accepted standards) for home inspections do not prohibit providing cost estimates. Nor do they prohibit inspectors from giving advice about methods to repair, provided the inspector is qualified to do so.

That said, home inspectors are not contractors, and contractors are not home inspectors. These are two very different professions.

As such, our advice is that home inspectors do not provide cost estimates. Similar to our 2021 blog post “Stay in Your Lane, Bro!” that discusses code inspections, we feel providing cost estimates falls into the same area.

Wouldn’t you rather have a person or service that specializes in this type of work provide your cost estimates rather than a home inspector who is unfamiliar with the specifics of the repair procedure?

Moreover, some insurance companies prohibit inspectors from including cost estimates in their reports.

Some online services allow you to upload your inspection reports and will provide you with repair cost estimates unique to your geographic area. Check out these sites: Majordomo, Repair Pricer, and Porch. These services can give you a lot of insight that can help all parties make an educated purchase decision.

Advice for Homeowners Contemplating Repairs or Remodeling

In the end, we feel it is best to get a qualified local contractor. Even more important, they should visit the property, if possible. In any case, you should anticipate the possibility that unforeseen circumstances can increase repair costs.

Repairs and remodeling can often run into unforeseen circumstances. Good contractors and savvy homeowners should anticipate this. It is always wise to include a contingency clause in case the contractor runs into one of these unforeseen items.

Opinions of authors are solely their own and do not necessarily represent the opinions or positions of ASHI, its agents, or editors. Always check with your local governmental agency and independently verify for accuracy, completeness, and reliability.


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