GreenLight Inspections

Certified Master Inspector® – excellent and detailed inspections.

Why Does A Crawlspace Inspection Cost More?

Crawlspace Inspection Cost - Clean Crawlspace
Crawlspaces rarely look this nice.
Typical Crawlspace With Wires, Water, Termites, Spiders And More.
Typical crawlspace with wires, water, termites, spiders and more.

When it comes to crawlspace inspection cost as a topic it would probably be fairer if home inspections were priced based on the hours needed to inspect and write the report.  That would certainly be a great model for me as an inspector when I work with a client where the home has many deficiencies.


  Unfortunately, that would violate my rule about price transparency.  I believe that all prices should be clearly disclosed up-front.  Nobody likes surprises or shake-downs.  


It’s common practice for Houston home inspectors to use the features and measurements of a home to approximate the amount of time required to inspect it.  This is reasonably straight forward when we are talking about a pool and spa or a garage apartment.  It’s less clear cut when it comes to the foundation.

Crawlspace Inspections Cost Explained

In the Houston region, a slab on grade foundation is the most common type of foundation.  These are less expensive to build because they take less labor.  They work great for our area when they are properly engineered for our expansive soils and when they are well drained.  Sometimes however a pier and beam or block and beam foundation system will be used.

Pier and beam involves pilings or piers driven into the soil and then the beams that support the home are installed on top of them.  When properly engineered, this can be a great system.

Block and beam is an older foundation style where the beams that support the home sit on top of cement blocks.  It can work well also, but we have better methods of constructing homes under modern building practices.

In both crawlspace designs there is more of the home and it’s systems that can be viewed, so there is more to inspect.  This takes time, and therefore increases the cost.  However, other factors such as live electrical wires, sewage leaks, or wild animals can make a crawlspace hazardous.   It’s not uncommon to have to use a variety of tools to perform a crawlspace inspection and that takes substantially more time in most cases.  As a result there is an increased cost to inspect these foundations.  

I encourage clients not to get caught up on the cost of the inspection.  An additional $150 to inspect a crawlspace could uncover expensive foundation repair, plumbing, or electrical issues that could be a safety hazard or costly repair expense.  It’s definitely something you want to get inspected when buying a home.  I inspect under crawlspaces.