How Much Does a Home Inspection Cost in Bend, Oregon?
Based on the homes I’ve inspected in Bend and Central Oregon, most home inspections cost between $475 and $600 for a typical single-family home. When buyers ask how much does a home inspection cost, the answer is usually driven by square footage and property layout.
The final cost of a home inspection depends primarily on:
The size of the home
Property complexity (outbuildings or additional structures)
Whether additional services, such as a sewer scope, are added
Below is a clear, local breakdown of what you can realistically expect to pay for a home inspection in Bend and surrounding Central Oregon communities, along with what’s included, what’s not, and how to budget with confidence.
What Affects the Cost of a Home Inspection in Central Oregon?
While statewide averages can provide a rough benchmark, the average cost of a home inspection in Bend and Central Oregon varies depending on local conditions, property features, and inspection scope.
Home Size (Square Footage)
The single biggest factor influencing home inspection cost is square footage. Larger homes take more time to inspect, include more systems, and require more detailed documentation.
In practice, larger homes involve more crawl space and attic access points, longer rooflines, additional HVAC equipment, and expanded electrical systems, all of which increase inspection time and reporting detail. This is why the typical home inspection cost increases as square footage increases.
Property Complexity & Additional Structures
Homes with added complexity often require additional inspection time. This may include:
Detached garages
Shops or workshops
ADUs
Multiple outbuildings
In Central Oregon, it’s common to see properties with shops, detached garages, or multiple outbuildings, especially outside of city limits. These features often affect how much a home inspection should cost, because they require separate inspection time and documentation.
These features are typically not included in a base inspection and are quoted separately to ensure they’re inspected thoroughly.
Common Add-On Inspection Costs in Central Oregon
Some systems require specialized equipment and are not part of a standard home inspection. One of the most common add-ons that affects overall home inspection cost locally is a sewer scope inspection.
Sewer Scope Inspection (Highly Recommended Locally)
A sewer scope inspection involves running a camera through the main sewer line to check for damage, blockages, or deterioration.
My sewer scope pricing is:
$250 as a stand-alone service
$175 when bundled with a home inspection
Based on inspections throughout Bend and older neighborhoods in Central Oregon, sewer issues are common due to aging pipes, root intrusion, and material breakdown—problems that aren’t visible during a standard inspection.
What’s Included in a Standard Home Inspection
A standard home inspection is designed to provide a comprehensive evaluation of the home’s major systems and visible components. Understanding what’s included helps buyers better evaluate what does a home inspection cost and why.
A typical home inspection includes evaluation of:
Roof, exterior, and visible structural components
Electrical systems
Visible plumbing components
Heating and cooling systems
Attic, insulation, and ventilation
Crawlspace or foundation areas
Interior systems, doors, windows, and safety features
Advanced tools commonly used include:
Drone roof inspections when roof access is unsafe
These tools are used routinely during inspections in Central Oregon to help identify moisture intrusion, insulation deficiencies, and roof conditions that may not be visible from the ground or during a visual-only inspection.
What’s Not Included in a Standard Home Inspection
To avoid confusion or surprises, it’s important to understand what a standard home inspection does not include when evaluating how much should a home inspection cost.
A standard home inspection typically does not include:
Sewer line inspections (without a sewer scope)
Septic system inspections
Pest or wood-destroying organism inspections
Mold or air quality testing
Radon testing
Underground or concealed systems
Non-permanent systems (e.g. window air conditioning units)
Solar systems
Destructive or diagnostic testing
Experience, Certification & Professional Standards
A home inspection isn’t just about time on site. It’s about experience, training, and consistency, all of which factor into home inspection costs in Central Oregon.
I am:
An InterNACHI Certified Professional Inspector
A Certified InterNACHI Thermography Inspector
A Certified InterNACHI Sewer Scope Inspector
This training and continuing education directly informs how I perform inspections in the field, ensuring findings are accurate, well-documented, and clearly explained to buyers and real estate professionals.
What Should You Budget for a Home Inspection in Bend?
For most buyers in Bend and Central Oregon, budgeting $475–$800 for a home inspection is realistic.
In many inspections, identifying issues early allows buyers to make informed decisions, request repairs, or renegotiate.
While inspections are an added cost during an already expensive process, they often uncover issues that could cost thousands of dollars if missed and provide peace of mind before finalizing a purchase.
Ready to Schedule a Home Inspection in Central Oregon?
If you’re preparing to buy a home or have questions about inspection pricing, call to schedule a home inspection or ask about bundling a sewer scope for additional peace of mind.
