How much does a home inspection cost in Boston?
Boston-area inspection costs vary by property type:
- Condo: $350-500
- Single-family: $450-700
- Multi-family (2-3 units): $600-1,000
Add-on services like radon testing ($150-200), sewer scope ($200-350), and chimney inspection ($100-200) are extra. Given Boston's older housing stock, these add-ons are often worth the investment.
Should I get a radon test in Boston?
Yes, especially if the property has a basement or below-grade living space. Radon levels in Greater Boston vary by neighborhood and soil conditions. Testing costs $150-200 and can reveal issues that are inexpensive to fix but important to know about.
Is knob and tube wiring a dealbreaker?
Not automatically. Many Boston homes built before 1940 have some remaining knob and tube wiring. The questions are: Is it active? Is it in good condition? Is it accessible for future removal?
Some insurance companies won't insure homes with active knob and tube, which can force the issue. Others will insure with documentation of condition. Your inspector should identify where knob and tube exists and whether it appears active.
What about lead paint?
Homes built before 1978 likely contain lead paint somewhere. Massachusetts has strict lead paint disclosure and remediation requirements, especially for rental properties and homes with children. Standard home inspections note the presence of painted surfaces but don't test for lead content.
If lead paint compliance matters (you have young children or plan to rent), get a separate lead paint inspection or risk assessment.
How do I find an inspector who understands old houses?
Ask specifically about experience with Boston housing types. Questions to ask potential inspectors:
- How many brownstones/triple-deckers have you inspected?
- Are you familiar with balloon framing, rubble foundations, and other historic construction?
- How do you distinguish between 'old but normal' and 'actually concerning'?
Referrals from friends who've bought similar properties are valuable. An inspector primarily experienced with suburban new construction may not be the best fit.
What's different about condo inspections?
Condo inspections focus on your unit and don't cover building common elements (roof, foundation, hallways). You're relying on condo documents and reserve studies for information about building-wide systems.
Make sure to review condo documents separately. A well-maintained building matters as much as your individual unit's condition.
Should I attend the inspection?
Absolutely. Walking through with the inspector helps you understand findings in context. You can ask questions in real-time and learn about the home's systems. Plan for 2-4 hours depending on property size and type.
What issues are most common in Boston inspections?
Common findings in Greater Boston homes include:
- Older heating systems (many steam and hot water radiator systems still in service)
- Mixed electrical from multiple renovation eras
- Basement moisture and water intrusion
- Roof and gutter issues from ice damming
- Aging windows (original wood or early replacements)
- Foundation settlement in older construction
Most of these are manageable with planning and budget, not dealbreakers.