Question 1

How much does a home inspection cost in Wellesley?

Accepted Answer

Pre-purchase inspections in Wellesley start from $399 for a standard detached home, with pricing based on square footage and age. A 1,500 sq ft bungalow typically runs $399–$449, while larger or older homes run $499–$599. Add-ons like FLIR thermal imaging ($199) and long-term radon testing ($149) are available. Considering the average Wellesley home price, a $400–$600 inspection is a negligible cost for the protection it provides against five- and six-figure repair surprises.

Question 2

How long does the inspection take?

Accepted Answer

A standard detached home in Wellesley takes 2–3 hours. Older homes — particularly pre-1970 properties with knob-and-tube wiring, galvanized plumbing, or unfinished basements — often require closer to 3 hours. Larger homes over 3,000 sq ft or multi-unit properties may take 3.5–4 hours. Semi-detached and townhomes typically run 1.5–2.5 hours. We never rush — a thorough inspection requires adequate time, and we stay until every accessible system has been assessed and documented.

Question 3

Should I attend the inspection?

Accepted Answer

Absolutely — attending is one of the most valuable things a Wellesley buyer can do. You will hear findings explained in real time, ask questions about the home's systems, and leave with a working knowledge of the furnace, electrical panel, shutoffs, and any deficiencies that need monitoring. First-time buyers especially benefit from the walkthrough debrief at the end of the inspection, where the inspector explains priority items, maintenance timelines, and anything requiring immediate action before or after closing. Attending transforms the report from a document into practical knowledge.

Question 4

Can I use the report to negotiate?

Accepted Answer

Yes — this is one of the most practical uses of a pre-purchase inspection report in Wellesley. Findings categorized as safety hazards or major deficiencies (roof at end-of-life, failing furnace, foundation cracks with active seepage, knob-and-tube wiring) give buyers documented grounds to request price credits, holdbacks, or required repairs before closing. Your real estate lawyer and agent can use the report to structure a Schedule B condition or a post-offer amendment. In competitive Wellesley markets, even unconditional-offer situations benefit from a pre-offer inspection as a negotiation reference point.

Pre-Purchase Home Inspection Wellesley | Certified | ASADS