By Keith Boggs
Updated December 31, 2024 at 2:00 pm

As of December 31, 2024, mortgage rates have experienced a notable increase compared to the historically low levels observed during the COVID-19 pandemic. The average rate for a 30-year fixed mortgage is approximately 6.72%, while the 15-year fixed mortgage averages around 6.12%.

This rise in mortgage rates has contributed to a cooling effect on the housing market, leading to a slowdown in home price growth. For instance, the S&P CoreLogic Case-Shiller Home Price Index reported a 3.6% annual increase in October 2024, indicating a deceleration in the pace of price appreciation.

Despite these higher mortgage rates, the housing market remains resilient, with continued demand in various regions. However, potential homebuyers may need to adjust their expectations and budgets to accommodate the current interest rate environment. It’s advisable for buyers to consult with mortgage professionals to explore available options and determine the best course of action in today’s market.

So, while it may be more difficult to find the perfect dream home today, eager home buyers are still acquiring properties at steady rates. And that means home inspections are happening as well! But these important services do look very different today.

With one of the most frequently asked questions about home inspections being: “How long does a home inspection take?” we thought it would be good to revisit a blog post we shared last year to update it given our current challenges.

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Before the Pandemic: How Long Did a Home Inspection Take?

About a year ago, I wrote a blog post addressing the “how long does a home inspection take” question. And here were our thoughts on this common question back then:

The simple answer is that most home inspections take between two and four hours, but a number of factors come into play.

Inspecting even a small home is a big job. The home inspector has a long list of mechanical and structural components to evaluate, including the roof, foundation, drainage, exterior walls, windows, doors, chimney, patios, decks, driveways, walkways, attics, electrical systems, cooling systems, heating systems, and much more.

Additionally, properties vary in size and composition. The larger the home, the longer the inspection will take, with a good rule of thumb being that for every 1,000 square feet, the inspector should spend about one hour. So, my 2,850 square foot home should take roughly three hours to inspect. The presence of certain items, like a pool, spa, or outbuildings will add to the inspection time.

Finally, older or historic homes may take longer to inspect, particularly if the home has undergone extensive renovations, which can lead to complicating factors, like hybrid electrical and plumbing systems. Homes that haven’t been well-maintained can also take longer, as the inspector simply has more notes and pictures to take to fully represent the home’s condition.

How COVID-19 Has Impacted Home Inspections

We also wrote a blog post on the pandemic’s impact on home inspections a few months ago, and we are still feeling COVID-19’s effect on home inspections, particularly as the second wave (or continuation of the first wave) is on everyone’s mind. Here are the three biggest changes we’ve seen to home inspections as a result of the coronavirus pandemic:

Top-notch inspectors are taking extra precautions. They know the work they do has the potential to affect the health and wellness of anyone who comes into the home after the inspector has done his work. The most vigilant inspectors maintain social distancing with anyone onsite and wear a face mask when closer interaction is needed. They wear gloves for the duration of the inspection, except when they need to take their gloves off to operate wet components. They sanitize their equipment both before and after the inspection. They provide extra gloves, masks, and hand sanitizer available for the clients to use if needed. And they disinfect any major components they touch that the buyer might also touch. Which leads me to the next major change…
The inspector inspects the home alone. In the past, we’ve recommended that home buyers attend the inspection. Because, while they may have been in the home before, this gives them an opportunity to spend a few uninterrupted hours reassessing the property openly — seeing themselves in the home, noticing details they may not have noticed before, and perhaps considering where they’ll place their furniture. They can also ask the home inspector questions while everything is fresh in their minds and get an early preview of the inspector’s findings before they receive the full report. Today, the story has changed. We recommend that the inspector inspects the home alone, following up with the client virtually. And finally…
The quality of the inspection report and access to the inspector for follow-up is more important than ever. Social distancing isn’t conducive to having post-inspection, in-person discussions. So, your inspector should provide a detailed report with hundreds of photos and videos along with a full video debrief of their findings. And they should be easily available after you review the report and watch the videos to answer any questions you may have.

A Post- COVID-19 Perspective: How Long Does a Home Inspection Take?

While many aspects of home inspections remain unchanged post-pandemic, the impact of COVID-19 has introduced some additional considerations that can slightly alter the typical timeline of an inspection. It’s important to understand how the pandemic has influenced not only the inspection process itself but also how inspectors interact with buyers and sellers. Here’s a closer look at what you can expect during a home inspection in this new era.

Inspection Process Duration Remains Relatively Unchanged

The length of the home inspection itself—analyzing the structure, systems, plumbing, electrical, HVAC, and other critical components—doesn’t change significantly due to COVID-19. Inspectors will still take their time to thoroughly assess all aspects of the property. Generally, the inspection will last between 2 to 4 hours, depending on the size and condition of the home. This time frame largely remains consistent with pre-pandemic inspections.

Additional Time for Safety Measures

While the overall duration of the inspection may not fluctuate dramatically, safety measures introduced to mitigate the spread of COVID-19 can add some extra time. Inspectors now take additional precautions to ensure both their own safety and the safety of the homeowners and real estate agents. These measures can include:

Suiting Up: Inspectors now typically wear masks, gloves, and other personal protective equipment (PPE) throughout the inspection. Putting on and removing these items adds a few extra minutes to the process.
Sanitization: Prior to entering the property, many inspectors disinfect their equipment, including tools, tablet devices, and inspection cameras, to ensure cleanliness. They also disinfect high-touch areas like doorknobs and light switches during and after the inspection.
Increased Caution: Inspectors may avoid certain areas or take additional care when inspecting to minimize contact with surfaces, which can also slightly extend the inspection time.

Changes to the Client Debrief Process

Another factor affecting the timing of home inspections post-COVID-19 is the way inspectors interact with clients. In the past, inspectors would often have a face-to-face meeting with clients on-site at the end of the inspection to discuss findings. This in-person debriefing has become less common, as social distancing guidelines and safety concerns have shifted communication to more virtual platforms.

Now, inspectors often spend less time on-site and may not meet with clients immediately after the inspection. Instead, they will provide a detailed, written report and may follow up with a phone call or virtual meeting to discuss the findings. This change means that while the inspector may leave the property sooner, the overall time dedicated to the inspection process may actually be longer when factoring in post-inspection discussions, report review, and phone consultations.

Clients can still expect to have all their questions addressed, but this typically occurs remotely, either by phone or video call, which allows for more flexibility while still maintaining a high level of service.

Post-Inspection Report Delivery

Once the inspection is complete, you can expect the inspector to provide a comprehensive, easy-to-understand report. In many cases, this report is now delivered electronically, which can sometimes include images or videos of areas that were inspected. With some inspectors also opting for virtual meetings or calls to go over the details of the report, this shift allows for more detailed conversations without the need for in-person contact, enhancing both safety and convenience for all parties involved.

For 2025: A Slightly Extended Process with More Flexibility

While the actual home inspection may not take much longer than before, the additional time spent on safety protocols, virtual debriefings, and remote communications means the entire process may stretch out a bit beyond the traditional in-person inspection experience. Nonetheless, these changes are designed to protect the health and well-being of everyone involved while ensuring that you still receive the comprehensive inspection you need to make informed decisions about your property.

Ultimately, whether you’re buying or selling, these slight adjustments to the home inspection process should not affect the thoroughness or reliability of the inspection itself. Your inspector is still dedicated to providing you with the highest level of service, regardless of the pandemic’s impact on logistics.

For more information about what to expect during a home inspection, we hope you’ll take a moment to read the following posts, and please let us know if we can be of assistance:

And for more information on how the coronavirus pandemic has impacted the housing market, please check out the 2025 Housing Market Forecast from realtor.com.

Keith Boggs is the owner of Stonebriar Property Inspections. He is your personal home inspector, and his investment in the company will be reflected in the quality of your inspection. Mr. Boggs’ inspection reports are professional, comprehensive, detailed, and clear. They average about 70 pages and include 80 to 100 color images and include detail findings and recommendations along with tips and best practices for maintaining your home. Stonebriar Property Inspection’s customer reviews speak to Keith’s reputation as an ethical, reliable, and courteous Dallas home inspector. Stonebriar Property Inspections is a proud member of the Better Business Bureau with an A+ rating. SPI is fully licensed by the Texas Real Estate Commission for home inspections and the Texas Department of Agriculture for termite/wood destroying insect inspections.

How Long Does a Home Inspection Take in 2025? COVID-19 Changed Our Answer.