Pricing
Every price on this page is a starting price shown before you contact us — not a lowball figure that grows after booking. Final price is confirmed in writing once we know the property's exact size, age, and requested services.
Buyer & seller packages.
| Package | Starting price | Includes | Best for |
|---|---|---|---|
| Buyer Essential | $449 | Full visual inspection of accessible systems and components, targeted infrared, roof observation, 24-hour report and review call | Buyers who don't need insurance forms yet |
| Buyer + Insurance | $649 | Buyer Essential plus 4-Point and Wind Mitigation Base +$200 | Buyers who already know their carrier needs forms |
| Buyer Complete | $949 | Buyer Essential plus 4-Point, Wind Mitigation, sewer scope, and coordinated WDO Base +$500 · conditional, partner scheduling required | Buyers who want everything handled in one visit |
| Pre-Listing | $449 | Full inspection plus a seller-readiness summary before you list | Sellers who want to get ahead of buyer objections |
| Repair Verification | $199 | Verification of up to 10 named repair items from a prior report; $15 per additional item | Confirming repairs after any inspection |
Residential size & age.
The Buyer Essential starting price scales with heated square footage, then an age modifier is added for older properties. Condominium interiors start lower because shared-structure systems are typically outside scope. Buyer + Insurance and Buyer Complete add $200 and $500 to whichever base applies.
| Heated square footage | Single-family / townhome | Condo interior |
|---|---|---|
| Up to 1,000 sq ft | $449 | $375 |
| 1,001–1,500 sq ft | $479 | $399 |
| 1,501–2,000 sq ft | $519 | $449 |
| 2,001–2,500 sq ft | $569 | $499 |
| 2,501–3,000 sq ft | $629 | $559 |
| 3,001–3,500 sq ft | $699 | $629 |
| 3,501–4,000 sq ft | $779 | $699 |
| 4,001–4,500 sq ft | $879 | $799 |
| 4,501–5,000 sq ft | $995 | $899 |
| 5,001–6,000 sq ft | $1,195 | $1,099 |
| Over 6,000 sq ft | $1,195 + $0.22/sf over 6,000 | Custom quote |
| Property age | Modifier |
|---|---|
| 0–19 years | No charge |
| 20–39 years | +$50 |
| 40–59 years | +$100 |
| 60–79 years | +$150 |
| 80–99 years | +$225 |
| 100+ years | +$325 minimum |
Insurance inspection prices.
| Form / bundle | Standalone price | Added to a full home inspection |
|---|---|---|
| Wind Mitigation | $175 | +$125 |
| 4-Point | $175 | +$125 |
| Roof Certification | $125 | +$100 |
| Wind Mitigation + 4-Point | $279 | +$200 |
| Wind Mitigation + Roof Certification | $249 | +$190 |
| 4-Point + Roof Certification | $249 | +$190 |
| Wind + 4-Point + Roof | $349 | +$250 |
Buying a home and need forms too? The Buyer + Insurance package bundles Wind Mitigation and 4-Point for a flat +$200 on top of the home inspection. Insurance forms document observed conditions only — final coverage, approval, and any premium savings are determined by your carrier, not by Lunar.
New-construction phase sequence.
| Phase / package | Starting price |
|---|---|
| Pre-Drywall Phase up to 2,500 sf; +$80 per additional 500 sf | $449 |
| Final Phase Inspection up to 2,500 sf; +$85 per additional 500 sf | $525 |
| 11-Month Warranty | $449 |
| Builder's Two-Phase Pre-Drywall + Final | $899 |
| Builder's Three-Phase Pre-Slab + Pre-Drywall + Final | $1,299 |
Maintenance & readiness.
| Service | Starting price | Notes |
|---|---|---|
| Annual Maintenance Inspection | $475 | One-time visit, scheduled whenever you'd like |
| Storm Preparedness Assessment | $449 | Pre-storm-season property check |
| Maintenance + Storm Preparedness Bundle | $749 | Both assessments; typically separate visits unless scope allows one appointment |
| Post-Storm Rapid Assessment | From $495 | Rapid visible-condition review after a storm event |
Membership & recurring programs.
Annual programs for homeowners, short-term-rental operators, and investors.
| Program | Price | For |
|---|---|---|
| HomeAssure Annual | $499/yr | Homeowners wanting a yearly whole-home check + priority support |
| LunarCare Basic | $299/yr | Entry-level annual care |
| LunarCare Plus | $699/yr | Expanded annual care |
| LunarCare Premium | $999/yr | Full-service annual care |
| Lunar STR Pro (Quarterly) | $899/yr | Short-term-rental operators, quarterly visits |
| Lunar STR Pro (White-Glove) | $1,499/yr | High-touch short-term-rental management |
| Investor Protect+ Core | $749/yr | Up to five properties |
| Investor Protect+ Growth | $1,499/yr | 6–20 properties |
| Investor Protect+ Enterprise | Custom | Large portfolios — written agreement |
Add-ons.
| Add-on | Price | Type |
|---|---|---|
| Sewer scope | $275 | Lunar-performed — added to an inspection |
| Pool / spa | $195 | Lunar-performed — added to an inspection |
| Coordinated WDO (wood-destroying organism) inspection | $149 | Partner-delivered — requires partner confirmation |
| Mold / indoor air quality assessment | From $425 | Partner-delivered — requires scope and partner confirmation |
| Water testing (VA/FHA) | $349 | Coordinated — requires panel disclosure before scheduling |
| Detached structure / garage | $149 | Lunar-performed — complexity add-on |
| Guest house or ADU | From $249 | Lunar-performed — or $0.22/sf if larger |
| Additional HVAC system (after first two) | $45 | Lunar-performed — complexity add-on |
| Targeted infrared observations | Included | Used when conditions call for them — no separate charge during a full inspection |
This lists the add-ons already offered, repriced to the current schedule. Additional add-on services (irrigation, radon, well systems, expanded water panels, smart-home and energy assessments, 203(k) support) are being added in a later update — call for availability in the meantime. All optional and conditional add-ons are subject to property conditions, accessibility, service area, inspector availability, equipment requirements, and applicable licensing rules, and are confirmed at the time of booking. Partner-delivered services — including WDO and mold assessment, which require their own Florida licenses — are performed by an appropriately licensed third-party provider under a separate agreement and report.
Investor & portfolio pricing.
| Service | Starting price |
|---|---|
| Investor Snapshot up to 1,500 sf | $349 |
| Investor Snapshot 1,501–2,500 sf | $425 |
| Turnover Condition Report | $249 |
Portfolio discount for multiple properties from the same client, same day, same area:
| Properties | Discount |
|---|---|
| 2 properties | 5% off |
| 3+ properties | 8% off |
| Contracted high-volume portfolio | Up to 10% — written agreement |
Discounts don't stack and exclude lab fees, partner/specialist services, travel, rush scheduling, parking/tolls, and cancellation fees.
Commercial pricing works differently.
Commercial building size, use, and system complexity vary too widely for a single price list — every commercial engagement starts with a scope consultation.
Commercial Building Inspection
Starting reference price for a straightforward single-tenant building. Your final quote reflects square footage, systems, and access — confirmed in writing before you book.
Travel, rush, rescheduling & payment.
Travel (one way)
- 0–35 miles: included
- 36–50 miles: $45
- 51–75 miles: $85
- 76–100 miles: $135
- 101–125 miles: $195
- Over 125 miles: custom quote
- Charged once per appointment — not per service — and shown before you confirm.
Rush & premium scheduling
- Next business day: greater of $79 or 15%
- Same day: greater of $149 or 25%
- Weekday after 5pm: $125 · Saturday: $95 · Sunday: $175
- Federal holiday: $225
- Insurance form within 2 hours: $75
- Standard report delivery (most reports within 24 hours) is included — not a rush fee.
Reschedule & cancellation
- 24+ hours' notice: no charge (one courtesy reschedule).
- Residential under 24 hours: $125.
- Residential same-day / no-show: $199.
- Lockout, no access, or utilities-off return: $199 residential.
- Commercial: 25% ($250 min) under 24h; 50% ($500 min) same-day.
Property complexity
- Crawlspace / pier-and-beam: $125
- Detached garage (to 600 sf): $149
- Guest house / ADU: $249 min or $0.22/sf
- Each HVAC after two: $45 · each panel after two: $35
- Additional full kitchen: $75 · complex/steep roof: $75
- Limited access / excess contents: $95
Payment
- Residential: payment due before report release; agreement signed before the inspection.
- Commercial: 50% retainer to reserve, balance before the final report.
- Approved institutional accounts: Net 15 terms available.
- Lab, partner, travel, parking, and document-retrieval costs are separate unless included in the proposal.
- Quotes valid 30 days; scope changes require a written change order.