How much does a home inspection cost in Illinois? It depends on the size and age of the house, where it sits, and what the inspector includes versus charges extra for. At HOI Property Services in Peoria, a full home inspection runs $400 to $650, priced by square footage, with thermal imaging included on every job. Below is the complete price sheet I hand to agents, plus what those numbers actually buy you and what drives the price up or down at other companies.
HOI's 2026 Home Inspection Prices
I price by living area because it is the single best predictor of how long a thorough inspection takes. These are the rates in effect as of August 19, 2026, and they are the same numbers the online scheduler quotes in real time:
Up to 1,999 sq ft: $400 — full roof-to-basement inspection.
2,000 – 2,999 sq ft: $450.
3,000 – 3,999 sq ft: $500.
4,000 sq ft and up: $500 base plus $50 per additional 1,000 sq ft. A 6,000 sq ft home is $650.
Manufactured home: $300, including anchors, piers, and the HUD data plate review.
Those prices cover standard single-family residential properties. Large outbuildings such as barns are the only add-on charge. Final pricing is confirmed by HOI and may vary with property details.
What Is Included in That Price
A number only means something next to what it buys. Every HOI inspection includes:
Thermal imaging on every inspection. Not an add-on. Many inspectors charge $150 to $300 extra for an infrared scan; I run the camera in every room because it finds the wet drywall, missing insulation, and overheating breakers that a flashlight cannot.
Same-day digital report, guaranteed within 24 hours — or the inspection is 50% off.
English and Spanish versions of the full report at no upcharge.
A client portal with photos, video, and a prioritized summary, plus agent summary PDFs sent automatically.
Direct access to your inspector after the report is delivered. If you have a question about page 14 a week later, you call me, not an office.
Everything I inspect follows the InterNACHI Standards of Practice: roof, attic, exterior and grading, foundation and basement, electrical, plumbing, HVAC, interior, built-in appliances, and fire and life safety. The home inspections page has the full list.
Add-On Testing Prices
When testing is added to a home inspection there is no second-trip charge, because I am already on site:
Radon testing: $100 for homes under 2,000 sq ft, $150 up to 3,999 sq ft, $200 above that. A 48-hour continuous-monitor test on calibrated Sun Nuclear Breeze monitors, following the EPA and Illinois protocol.
Mold testing: $150 for two indoor air samples plus an outdoor control; $200 with a second floor; $250 over 3,000 sq ft with a second floor. Samples go to PriorityLab for AIHA-accredited analysis.
Air quality / particle ID: $300. The lab identifies 40+ airborne particulates — pollen, soot, fiberglass, pet dander, drywall dust, and more — room by room.
Testing Without an Inspection
If you already own the home, or just need the test, standalone visits are priced on their own:
Radon: $150 for one monitor, plus $50 per additional monitor.
Mold: $350 for three samples, plus $50 per additional sample.
Air quality / particle ID: $550 for three samples, plus $70 per additional sample.
Re-inspection of completed repairs is quoted by scope.
What Drives Home Inspection Cost in Illinois
If you are comparing quotes around the state, these are the variables that explain most of the spread:
Square footage. The biggest factor everywhere. A 4,500 sq ft house simply has more roof, more outlets, more plumbing, and more attic to crawl than a 1,400 sq ft ranch.
Age of the home. Pre-1950 homes take longer: knob-and-tube or cloth wiring, cast-iron drains, brick foundations, and several generations of repairs to sort through. Some inspectors add an age surcharge; I do not, because the square-footage tiers already absorb it.
Location. Chicago and the collar counties tend to run higher than downstate, partly labor cost and partly demand. A national benchmark cited by Rocket Mortgage puts the typical inspection around $343, with most buyers paying $296 to $424 — but that average is weighted toward smaller homes and does not include thermal imaging or same-day delivery.
What is bundled versus billed. This is where quotes get misleading. A $325 inspection that adds $200 for thermal imaging, $50 for a same-day rush, and a travel fee is not cheaper than a $450 inspection that includes all three. Ask for the total with the add-ons you actually want.
Foundation type and outbuildings. Crawl spaces take longer than slabs. Detached shops, barns, and pole buildings are usually extra, including at HOI.
Who Pays, and When
In Illinois the buyer pays for the inspection in nearly every transaction, because the inspection exists to protect the buyer during the contingency period written into the contract. Payment is due at or before the inspection; with HOI you pay through the client portal. Sellers occasionally order a pre-listing inspection so they can repair issues before the house hits the market, and I offer those as well.
Is a Home Inspection Worth the Cost?
On a $250,000 home, a $450 inspection is less than two-tenths of one percent of the purchase price. In the past year I have written up improperly vented exhaust flues and homes with no CO detectors at all, cloth-insulated wiring still live in pre-1960 panels, and moisture behind finished walls that only a meter and a thermal camera could find. Any one of those costs more to fix than every inspection a buyer will pay for in a lifetime of moves. I wrote about the first one in Carbon Monoxide: The Silent Killer.
Get an Exact Price for Your Home
You do not need to call for a quote. The online scheduler shows live pricing as you build the order and lets you book Monday through Saturday in about a minute. If you would rather talk it through, call or text (309) 712-4189 or email chase@hoi-propertyservices.com.
Frequently Asked Questions
How much does a home inspection cost in Illinois?
The price depends on the home's size, age, and location. HOI Property Services in Peoria charges $400 for homes up to 1,999 sq ft, $450 for 2,000–2,999 sq ft, $500 for 3,000–3,999 sq ft, and $50 per additional 1,000 sq ft above that, with thermal imaging included at no extra charge.
How much does a home inspection cost in Peoria, IL?
HOI Property Services charges $400 to $650 for a full home inspection in Peoria and its 20-county Central and Northern Illinois service area, priced by square footage. Radon ($100–$200), mold ($150–$250), and air quality testing ($300) can be added to the same visit with no second-trip charge.
How much does radon testing cost in Illinois?
At HOI, radon testing is $100 to $200 when added to a home inspection (by home size and number of monitors), or $150 as a standalone 48-hour continuous-monitor test, plus $50 per additional monitor.
How much does mold testing cost with a home inspection?
At HOI, mold testing is $150 to $250 as an add-on to a home inspection, depending on home size and whether it has a second floor. A standalone mold test is $350 and includes three lab-analyzed samples, with $50 per additional sample.
Is thermal imaging extra?
Not at HOI. Thermal imaging is performed on every home inspection at no additional charge. Many inspectors charge $150 to $300 for it as an add-on.
Does the buyer or the seller pay for the home inspection?
In Illinois the buyer almost always pays for the home inspection, because the inspection protects the buyer during the attorney-review and inspection contingency period. Sellers sometimes pay for a pre-listing inspection so they can fix issues before going to market.
