The Published Schedule
Square footage sets the price. Not the acreage, not the drive, not what the land is worth.
Full Home Inspection
- Up to 1,200 sq ft — $299
- 1,200 to 1,500 sq ft — $325
- 1,500 to 2,000 sq ft — $360
- 2,000 to 2,500 sq ft — $395
- 2,500 to 3,000 sq ft — $435
- 3,000 to 3,500 sq ft — $470
- 3,500 to 4,000 sq ft — $515
- 4,000 to 4,500 sq ft — $560
- 4,500 to 5,000 sq ft — $600
- 5,000 to 5,500 sq ft — $640
- 5,500 to 6,000 sq ft — $680
- 6,000 to 6,500 sq ft — $720
- 6,500 to 7,000 sq ft — $760
- 7,000 to 7,500 sq ft — $800
- Over 7,500 sq ft — call for a quote
The Other Services
- 4-point inspection — $150
- 4-point booked with a full inspection — $75
- 4-point over 5,000 sq ft — $250
- Wind mitigation inspection — $125
- Wind mitigation with a full inspection — free
- Sewer scope inspection — $265
- Standalone roof inspection — from $100
The number that matters here is not on this page. A well and septic property carries two costs we do not sell and will not quote: a water quality test through a certified laboratory, and a septic evaluation by a licensed contractor who opens and pumps the tank. Budget for both. A drainfield replacement runs into five figures and no home inspection at any price will tell you whether you are about to need one.
No Rural Surcharge
Grant Valkaria pays the same schedule as Melbourne, ten miles north. There is no travel fee anywhere in Brevard County, no acreage premium, no rush fee for next-day scheduling, and no separate charge for thermal imaging, which is carried on every job.
That is deliberate. An out-of-the-way property is exactly where a surcharge is easiest to justify and hardest for the customer to check, and pricing on square footage means the fee tracks the work rather than the postcode.
Where the Extra Time Goes
It does take longer out here, and it is worth knowing what the time buys. Well equipment: pump, pressure tank, pressure switch, wiring and well head, plus watching whether pressure holds with two fixtures running. The propane tank, its clearances, the regulator and the visible piping. A longer exterior walk, because the drainage question on a flat acre with a culvert under the drive is a real one. And whatever outbuildings are included.
Outbuildings, Quoted Honestly
A standard inspection covers the house. What sits around it varies enormously from property to property, so it gets quoted rather than assumed.
A detached garage or a small workshop generally folds into the visit at no extra charge. A barn or a large pole building is genuine additional time and gets priced when you describe it. Fencing, paddocks, agricultural irrigation and equipment stay out of scope entirely, because they are not building systems and nobody should pretend a home inspector is the right person to assess them.
Describe the property when you book. Two minutes on the phone produces an accurate quote and an accurate time allowance, which is better for both of us than discovering a second building on arrival.
What to Buy, and What to Buy Elsewhere
Three things from us and two from other people, and the split matters more here than in town.
Ours
The full inspection. The wind mitigation report, free with it, which on any pre-2002 house is where the insurance money is. A 4-point at $75 in the same visit on anything around thirty years or older. And the sewer scope at $265 where there is cast iron, which on a septic property runs house to tank rather than to a municipal connection.
Not Ours
The water test and the septic evaluation. We do not sell either, we take nothing from anyone who does, and we will tell you to book both. That is not modesty. A home inspector who claims to evaluate a drainfield or certify well water is describing work that belongs to a licensed septic contractor and a certified laboratory, and the fact that some will offer it anyway is the reason to ask.
Comparing Quotes
Fees on the Space Coast sit in a narrow band, so a number well under the rest is a shorter visit rather than a cheaper hour.
Where it goes is predictable: the panel dead front stays on, the attic gets viewed from the hatch, the roof gets assessed from the driveway, no thermal imaging, and a report that never states which areas could not be reached. Out here add a sixth. Nobody walks past the house. The well equipment, the propane tank, the drainage across the lot and the outbuildings are the parts of a rural property that make it a rural property, and they are the first things to vanish from a cheap quote.
What this fee buys is three to four hours on site, the panel opened, the attic entered where it can be reached, the roof walked where safe with the method stated per slope, every fixture run, and a report inside 24 hours grouped by consequence. The how to prepare page covers what to have ready, and the choosing an inspector page covers what to ask anyone you are considering.
Get the Exact Figure
The instant quote tool returns a real number for the house from square footage and inspection type. Call with the rest of the property and we will put the whole thing together. The Grant Valkaria overview covers what makes an inspection here its own thing.