Proudly Serving
- Carterville
- Carbondale
- Herrin
- Marion
- Goreville
- Williamson County
- Jackson County
- Union County
- Johnson County
- Pope County
- Franklin County
- Saline County
Miller Home Inspection continually strives to maintain our reputation for top-notch service and the most thorough, ethical, and accurate home inspection services. We know our years of expertise combined with our attention to detail and service will leave you feeling confident in your real estate transaction.
Proudly Serving the Following Areas
| Carterville | Carbondale | Herrin |
| Marion | Goreville | Williamson County |
| Jackson County | Union County | Johnson County |
| Pope County | Franklin County | Saline County |
What’s Included
Basic Residential Inspection – from $495
A complete visual inspection of the home’s major systems and components, including structure, roof, exterior, electrical, plumbing, heating and cooling, insulation, attic, interior, and built-in appliances. You’ll receive a detailed digital report within 24 hours with photos and repair priorities. Add any extra service below.
Preferred Package – from $850
Everything in the Basic Inspection, plus:
- Sewer Scope – a camera inspection of the main building drain from the cleanout to the city tap or septic tank.
- Termite Inspection (WDO) – an inspection for wood-destroying insects and damage, with a report for your lender or closing.
Smart Homebuyer Package – from $1,095
Everything in the Preferred Package, plus:
- Radon Test – a 48-hour continuous radon monitor test, with results reported against EPA guidelines.
Prices shown are for homes up to 2,000 sq ft within our service area. Larger homes, outbuildings, and travel beyond 25 miles may add fees, as listed below.
| Basic Residential Inspection Starting at: $495 | |
|---|---|
| 25-49 miles from Inspector's Home Address | Add $100 |
| 50-69 miles from Inspector's Home Address | Add $150 |
| 70-89 miles from Inspector's Home Address | Add $200 |
| 90-109 miles from Inspector's Home Address | Add $300 |
| 110-129 miles from Inspector's Home Address | Add $400 |
| 2,000-2,500 SQ.FT | $545 |
| 2,500-3,000 SQ.FT | $595 |
| 3,000-3,500 SQ.FT | $645 |
| 3,500-4,000 SQ.FT | $695 |
| 4,000-4,500 SQ.FT | $745 |
| 4,500-5,000 SQ.FT | $795 |
| 5,000-5,500 SQ.FT | $845 |
| 5,500-6,000 SQ.FT | $895 |
| 6,000-6,500 SQ.FT | $945 |
| 6,500-7,000 SQ.FT | $995 |
| 7,000-7,500 SQ.FT | $1,045 |
| 7,500-8,000 SQ.FT | $1,095 |
| 8,000-8,500 SQ.FT | $1,145 |
| 8,500-9,000 SQ.FT | $1,195 |
| 9,000-9,500 SQ.FT | $1,245 |
| 9,500-10,000 SQ.FT | $1,295 |
| Add-on: Sewer Scope $295 |
| Add-on: Radon Testing $295 |
| Add-on: Termite Inspection (WDO) $105 | |
| 30-500 miles from Company Address | Add $40 |
| Add-on: Air Quality Testing/Mold $350 |
| Add-on: Water Test $295 |
| Add-on: Repair Pricer $79 |
| Add-on: Detached Garage $95 | |
| 0-500 SQ.FT | $95 |
| Add-on: Septic Inspection $300 | |
| 25-500 miles from Company Address | Add $100 |
| Add-on: Termite(WDO) Additional Structure $20 |
| Add-on: Pool Inspection $150 |
| Add-on: Accessory Dwelling Unit $195 |
| Add-on: Pole Barn $95 |
| Preferred Package Starting at: $850 | |
|---|---|
| 25-49 miles from Inspector's Home Address | Add $100 |
| 50-69 miles from Inspector's Home Address | Add $150 |
| 70-89 miles from Inspector's Home Address | Add $200 |
| 90-109 miles from Inspector's Home Address | Add $300 |
| 110-129 miles from Inspector's Home Address | Add $400 |
| 2,000-2,500 SQ.FT | $900 |
| 2,500-3,000 SQ.FT | $950 |
| 3,000-3,500 SQ.FT | $1,000 |
| 3,500-4,000 SQ.FT | $1,050 |
| 4,000-4,500 SQ.FT | $1,100 |
| 4,500-5,000 SQ.FT | $1,150 |
| 5,000-5,500 SQ.FT | $1,200 |
| 5,500-6,000 SQ.FT | $1,250 |
| 6,000-6,500 SQ.FT | $1,300 |
| 6,500-7,000 SQ.FT | $1,350 |
| 7,000-7,500 SQ.FT | $1,400 |
| 7,500-8,000 SQ.FT | $1,450 |
| 8,000-8,500 SQ.FT | $1,500 |
| 8,500-9,000 SQ.FT | $1,550 |
| 9,000-9,500 SQ.FT | $1,600 |
| 9,500-10,000 SQ.FT | $1,650 |
| Add-on: Radon Testing $295 |
| Add-on: Air Quality Testing/Mold $350 |
| Add-on: Water Test $295 |
| Add-on: Repair Pricer $79 |
| Add-on: Septic Inspection $300 | |
| 25-500 miles from Company Address | Add $100 |
| Add-on: Detached Garage $95 |
| Add-on: Termite(WDO) Additional Structure $20 |
| Add-on: Pool Inspection $150 |
| Add-on: Accessory Dwelling Unit $195 |
| Add-on: Pole Barn $95 |
| Smart Homebuyer Package Starting at: $1095 | |
|---|---|
| 25-49 miles from Inspector's Home Address | Add $100 |
| 50-69 miles from Inspector's Home Address | Add $150 |
| 70-89 miles from Inspector's Home Address | Add $200 |
| 90-109 miles from Inspector's Home Address | Add $300 |
| 110-129 miles from Inspector's Home Address | Add $400 |
| 2,000-2,500 SQ.FT | $1,145 |
| 2,500-3,000 SQ.FT | $1,195 |
| 3,000-3,500 SQ.FT | $1,245 |
| 3,500-4,000 SQ.FT | $1,295 |
| 4,000-4,500 SQ.FT | $1,345 |
| 4,500-5,000 SQ.FT | $1,395 |
| 5,000-5,500 SQ.FT | $1,445 |
| 5,500-6,000 SQ.FT | $1,495 |
| 6,000-6,500 SQ.FT | $1,545 |
| 6,500-7,000 SQ.FT | $1,595 |
| 7,000-7,500 SQ.FT | $1,645 |
| 7,500-8,000 SQ.FT | $1,695 |
| 8,000-8,500 SQ.FT | $1,745 |
| 8,500-9,000 SQ.FT | $1,795 |
| 9,000-9,500 SQ.FT | $1,845 |
| 9,500-10,000 SQ.FT | $1,895 |
| Add-on: Air Quality Testing/Mold $350 |
| Add-on: Water Test $295 |
| Add-on: Repair Pricer $79 |
| Add-on: Septic Inspection $300 | |
| 25-500 miles from Company Address | Add $100 |
| Add-on: Detached Garage $95 |
| Add-on: Termite(WDO) Additional Structure $20 |
| Add-on: Pool Inspection $150 |
| Add-on: Accessory Dwelling Unit $195 |
| Add-on: Pole Barn $95 |
| Termite Inspection(WDO) Starting at: $105 | |
|---|---|
| 30-500 miles from Company Address | Add $40 |
| Sewer Scope Starting at: $295 |
|---|
| Mold Inspection Starting at: $495 | |
|---|---|
| 50-98 Year Old Homes | Add $50 |
| 99-200 Year Old Homes | Add $100 |
| Crawlspace Foundation | Add $45 |
| 25-49 miles from Company Address | Add $100 |
| 50-69 miles from Inspector's Home Address | Add $150 |
| 70-89 miles from Inspector's Home Address | Add $200 |
| 90-109 miles from Inspector's Home Address | Add $300 |
| 110-500 miles from Inspector's Home Address | Add $1,000 |
| 2,000-2,500 SQ.FT | $545 |
| 2,500-3,000 SQ.FT | $570 |
| 3,000-3,500 SQ.FT | $595 |
| 3,500-4,000 SQ.FT | $620 |
| 4,000-4,500 SQ.FT | $645 |
| 4,500-5,000 SQ.FT | $670 |
| 5,000-5,500 SQ.FT | $695 |
| 5,500-6,000 SQ.FT | $720 |
| 6,000-6,500 SQ.FT | $745 |
| 6,500-7,000 SQ.FT | $770 |
| 7,000-7,500 SQ.FT | $795 |
| 7,500-8,000 SQ.FT | $820 |
| 8,000-8,500 SQ.FT | $845 |
| 8,500-9,000 SQ.FT | $870 |
| 9,000-9,500 SQ.FT | $895 |
| 9,500-10,000 SQ.FT | $920 |
| Add-on: Water Test $295 |
| Air Quality Testing Starting at: $350 |
|---|
| Radon Test Starting at: $295 |
|---|
| Water Test Starting at: $395 | |
|---|---|
| 20-30 miles from Company Address | Add $50 |
| 30-40 miles from Company Address | Add $100 |
| 40-50 miles from Company Address | Add $150 |
| 50-500 miles from Company Address | Add $1,000 |
- Home Inspection$495up to 2000 square feet within our service area.
- Sewer Scope$295fee is $100 more if removal of the toilet is required by a licensed plumber to access the sewer.
- Mold Inspection$495
- Radon Testing$295
*Please note that additional fees may apply for inspections of outbuildings or properties located outside our standard service area.
FAQ.
Day of Inspection
Should I walk around the house with you?
Absolutely. I’m happy to explain everything I’m looking at. There will be times where I need to focus and evaluate, but feel free to tag along and ask questions.
Does my agent need to be there?
If you’re working with a real estate agent, Illinois requires your agent to be present any time you’re at the property, including during the inspection. Most clients and agents come for a short meeting at the end of the inspection, where we go over the findings together. Please coordinate with your agent so they can be there whenever you plan to attend. We also encourage agents to stay engaged so they know exactly what they’re writing up in your Repair Request Addendum.
The Report
What should I be looking for?
My reports have lots of images to help you recall what you’re looking at. I break down my reports into areas that are safety hazards and other recommended items to fix/ask for.
The summary will be the most helpful area of the report, right at the top.
Will there be recommendations on who to call?
With each defect I include which type of contractor you will need to search for to get quotes.
Follow-up
Can I call you if I have questions after the I get the report?
Absolutely. This is one of my favorite parts. Call, text or email.
Contractors
Can you give me some preferred contractors to call?
I have a few contractors that I’ve worked with in the past that I can recommend. I still recommend you contact at least 3 in each area for quotes and do your own research.