Home inspection cost in Washington (2026):
prices, add-on inspections and the state license
HOW MUCH DOES A HOME INSPECTION COST?
Angi puts a typical home inspection at $296 to $424, with a national average of $343; larger homes cost more. In Washington, home inspectors must be licensed by the Department of Licensing (RCW 18.280.020), and a home inspector can't report on wood-destroying insects unless also licensed as a structural pest inspector by the Department of Agriculture.
Home inspection cost by home size
| Home size | Reported cost |
|---|---|
| Under 1,000 sq ft | $200–$250 |
| 1,000–1,500 sq ft | $225–$325 |
| 1,500–2,000 sq ft | $250–$375 |
| 2,000–2,500 sq ft | $275–$400 |
| 2,500–3,000 sq ft | $300–$500 |
Add-on inspections
| Inspection | Reported cost |
|---|---|
| Pests | about $125 |
| Roof | about $230 |
| Radon | about $250 |
| Electrical | about $340 |
| Foundation | about $600 |
| Mold | about $660 |
| Septic (Seattle) | $222–$1,000, average $611 |
- Homes on city sewer: a sewer scope sends a camera through the side sewer line from the house to the street. See sewer scope inspection cost.
- Homes on septic: in King County, the seller must have the system inspected before the title transfers. See septic inspection and pumping cost.
- Radon and mold: see radon and mold testing cost.
- Older homes with an oil furnace history: ask about a buried tank. See oil tank decommissioning cost.
The Washington home inspector license
- License required. Since September 1, 2009, no one may act as a home inspector in Washington without a Department of Licensing license (RCW 18.280.020).
- Standards of practice. DOL says the Standards of Practice (WAC 308-408C) define what inspectors must check, and an inspector may check a representative sample of items such as outlets and windows.
- Roofs. Inspectors need not walk a roof they consider unsafe, but must say how they inspected it, for example from the ground or a ladder.
- No repairs for a year. DOL says an inspector may not repair, replace or upgrade components for pay within one year of inspecting the property.
- Wood-destroying insects. WSDA says a home inspector can't inspect for or report on wood-destroying insects unless also licensed as a structural pest inspector. Many inspectors hold both licenses. See termite and pest (WDO) inspection.
What a home inspection doesn't do
- DOL: "A home inspection is non-invasive and does not guarantee against future problems."
- The pre-inspection agreement can narrow what is inspected. Read it before you sign.
- DOL's home inspector program can't recover money or award damages. For a dispute, it suggests talking to the inspector or an attorney.
- Home inspectors in Washington aren't required by RCW 18.280 to carry insurance or a bond, according to WSDA's licensing FAQ. Ask whether yours does.
Frequently asked questions
How much does a home inspection cost in Washington?
Angi's national figures are a typical $296 to $424, with an average of $343, rising with home size: $250 to $375 for 1,500 to 2,000 sq ft, for example. Add-ons such as a sewer scope or septic inspection are extra.
Do home inspectors need a license in Washington?
Yes. Since September 1, 2009, RCW 18.280.020 requires a Department of Licensing license to act as a home inspector in Washington.
Does a home inspection include termites in Washington?
Only if the inspector also holds a structural pest inspector license from the Department of Agriculture. Without it, a home inspector can't inspect for or report on wood-destroying insects.
Can a home inspector fix the problems they find?
Not for pay within one year of the inspection. The Department of Licensing says inspectors may not repair, replace or upgrade components for compensation in that time.
Does a home inspection guarantee there are no problems?
No. The Department of Licensing says a home inspection is non-invasive and does not guarantee against future problems.
About these prices. The ranges are published estimates from the sources below, as of the dates shown. Material costs, labor rates, tariffs and inflation can change prices after those dates, and your home may differ. Use them to plan a budget, then get written quotes from licensed contractors.
Sources
- Angi — How Much Does a Home Inspection Cost? (2025 data) and septic inspection cost in Seattle
- RCW 18.280.020 — Home inspector license required
- Washington Department of Licensing — Home inspector FAQ for inspectors and consumers (updated February 2018)
- Washington State Department of Agriculture — Home inspector licensing and the structural pest inspector license (July 2009)
- Public Health – Seattle & King County — Septic sales and property transfers
All sources accessed November 9, 2026.
This guide summarizes published cost estimates and Washington licensing rules. Check an inspector's license with the Department of Licensing before you hire. See our disclosure and disclaimer.