Standard Home Inspection Rates
Typical Home Inspection Costs in Tacoma
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$450 less than 2001 SQ.FT
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$500 2001 to 2500 SQ.FT
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$550 2501 to 3000 SQ.FT
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$600 3001 to 3500 SQ.FT
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$650 3501 TO 4000 SQ.FT
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$725 4001 TO 4500 SQ.FT
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$800 4501 to 5000 SQ.FT
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Call us! Greater than 5000 SQ.FT
Deductions:
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-$100 from cost for verbal only inspection
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-$100 from cost for condo inspection
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-$50 from cost for townhome inspection
Final pricing may vary based on age, location, unique property features and addition of additional services. Multi-unit, ADUs, and outbuildings quoted on request.
Add Ons
Add-on services provide deeper insight into your property’s systems and can be bundled for discounted rates.
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Sewer scope: $150 if included at time of inspection or $250 sewer inspection only
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Outhouse inspection: starting from $100
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Pool and Spa: starting from $100
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Water Testing: prices vary, call for quote
What's Included in Every Inspection
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Structure, roof, exterior, interior
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Electrical & plumbing (visible components)
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HVAC (heating/cooling)
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Attic, insulation & ventilation
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Built-in appliances (basic function)
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Safety items (stairs, handrails, etc.)
Each JLC Home Inspecting report meets InterNACHI standards and includes clear recommendations, photos, and maintenance insights to help buyers and sellers make confident decisions
Frequently asked questions
1️⃣ How much does a home inspection cost?
Pricing depends on the size of the home and any selected add-on services, such as sewer scope, pool and spa, or water testing. Smaller homes are typically lower in cost, while larger or multi-unit properties may require additional time. For full details and current rates, visit our Pricing Page.
2️⃣ What is included in a standard home inspection in Tacoma?
A full home inspection by JLC Home Inspecting covers all major visible and accessible systems — structure, roofing, exterior, interior, plumbing, electrical, and HVAC. You’ll receive a comprehensive report with photos and clear recommendations for repairs or maintenance.
3️⃣ How soon will I receive my inspection report?
Inspection reports are typically delivered within 24 hours of your appointment. Each report is digital, easy to navigate, and includes labeled photos, condition summaries, and recommended next steps.
4️⃣ Do you inspect new construction homes or 11-month builder warranty inspections?
Yes! We perform new construction and 11-month builder warranty inspections to help homeowners document potential defects before the builder’s warranty expires. This ensures you can request repairs under warranty coverage.
5️⃣ Do you perform specialty inspections such as sewer scopes, water testing, or pool & spa inspections in the Tacoma area?
Absolutely. JLC Home Inspecting offers a range of specialty inspections — including sewer scopes, water testing, pool and spa inspections, and outbuilding evaluations. These services help identify issues that aren’t visible during a standard inspection.
6️⃣ Which areas do you serve around Tacoma (for example Pierce, King, Kitsap counties)?
We proudly serve Pierce, King, Kitsap, Mason, and Thurston counties, including Tacoma, Puyallup, Gig Harbor, Olympia, and surrounding communities. If you’re unsure whether we cover your area, contact us for confirmation.
7️⃣ Can I attend the home inspection and ask questions during the process?
Yes — clients are encouraged to attend the inspection. It’s the perfect opportunity to see your potential home up close and ask questions about systems, maintenance, or any findings. We take time to explain conditions in clear, easy-to-understand terms.
JLC Home Inspecting proudly serves Tacoma, Gig Harbor, Puyallup, Olympia, and surrounding counties including Pierce, King, Kitsap, Mason, and Thurston