Home Inspection Franchise vs. Starting Your Own
What five years costs on each path, counting every cost we can source on both sides. Change the revenue to see how royalties grow with your sales.
Preview: figures awaiting verification
Some numbers on this page haven't been checked against their sources yet.
At a glance
| Franchise (4 brands) | Independent | |
|---|---|---|
| Franchise fee | $21,000 – $58,500Pending verificationSourcesPillar To Post 2026 FDD (Minnesota CARDS), issued March 23, 2026(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026HouseMaster 2026 FDD (Minnesota CARDS), issued April 1, 2026(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026WIN Home Inspection 2026 FDD (Minnesota CARDS), issued March 16, 2026(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026National Property Inspections 2026 FDD (Minnesota CARDS), issued May 12, 2026(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026Last verified October 31, 2026Range across 4 franchise brands. | $0 |
| Initial investment | $41,000 – $134,290Pending verificationSourcesPillar To Post 2026 FDD (Minnesota CARDS), issued March 23, 2026(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026HouseMaster 2026 FDD (Minnesota CARDS), issued April 1, 2026(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026WIN Home Inspection 2026 FDD (Minnesota CARDS), issued March 16, 2026(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026National Property Inspections 2026 FDD (Minnesota CARDS), issued May 12, 2026(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026Last verified October 31, 2026FDD Item 7 estimated initial investment (includes the franchise fee), across 4 brands. | $2,258 – $4,758*Pending verificationSourcesCalifornia Secretary of State — Business entities fee schedule (Rev. 06/2018)(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026InterNACHI — Membership(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026Spectora — Pricing(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026Global Test Supply — Testo 606-1 Moisture Meter for Building Materials(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026Global Test Supply — Testo 862-1 Thermal Imager(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026Global Test Supply — Fluke TiS20+ Thermal Imager Kit(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026Last verified October 31, 2026Computed from 7 startup budget line items: lean plan low to professional plan high. Some lines are not sourced yet and are excluded. |
| Ongoing royalties | 7% – 8% of revenuePending verificationSourcesPillar To Post 2026 FDD (Minnesota CARDS), issued March 23, 2026(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026HouseMaster 2026 FDD (Minnesota CARDS), issued April 1, 2026(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026WIN Home Inspection 2026 FDD (Minnesota CARDS), issued March 16, 2026(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026National Property Inspections 2026 FDD (Minnesota CARDS), issued May 12, 2026(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026Last verified October 31, 2026Percent of gross revenue, across 4 brands. | None |
| Operating costs (5 years) | $29,235Pending verificationSourcesInsureon — Home inspector insurance cost(opens in a new tab)Tier 2 · Industry report · Accessed October 31, 2026Spectora — Pricing(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026InterNACHI — Membership(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026California Franchise Tax Board — 2025 Instructions for Form FTB 3522 (LLC tax voucher)(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026Last verified October 31, 2026Five years of the operating costs we have sourced so far (insurance, software, fees), charged to both paths. | $29,235 |
| Brand, training, and support | Included | You build your own |
| 5-year total cost | $107,675 – $233,965 | $31,493 – $33,993* |
Franchise fee
- Franchise (4 brands)
- $21,000 – $58,500Pending verificationSourcesPillar To Post 2026 FDD (Minnesota CARDS), issued March 23, 2026(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026HouseMaster 2026 FDD (Minnesota CARDS), issued April 1, 2026(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026WIN Home Inspection 2026 FDD (Minnesota CARDS), issued March 16, 2026(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026National Property Inspections 2026 FDD (Minnesota CARDS), issued May 12, 2026(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026Last verified October 31, 2026Range across 4 franchise brands.
- Independent
- $0
Initial investment
- Franchise (4 brands)
- $41,000 – $134,290Pending verificationSourcesPillar To Post 2026 FDD (Minnesota CARDS), issued March 23, 2026(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026HouseMaster 2026 FDD (Minnesota CARDS), issued April 1, 2026(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026WIN Home Inspection 2026 FDD (Minnesota CARDS), issued March 16, 2026(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026National Property Inspections 2026 FDD (Minnesota CARDS), issued May 12, 2026(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026Last verified October 31, 2026FDD Item 7 estimated initial investment (includes the franchise fee), across 4 brands.
- Independent
- $2,258 – $4,758*Pending verificationSourcesCalifornia Secretary of State — Business entities fee schedule (Rev. 06/2018)(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026InterNACHI — Membership(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026Spectora — Pricing(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026Global Test Supply — Testo 606-1 Moisture Meter for Building Materials(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026Global Test Supply — Testo 862-1 Thermal Imager(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026Global Test Supply — Fluke TiS20+ Thermal Imager Kit(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026Last verified October 31, 2026Computed from 7 startup budget line items: lean plan low to professional plan high. Some lines are not sourced yet and are excluded.
Ongoing royalties
- Franchise (4 brands)
- 7% – 8% of revenuePending verificationSourcesPillar To Post 2026 FDD (Minnesota CARDS), issued March 23, 2026(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026HouseMaster 2026 FDD (Minnesota CARDS), issued April 1, 2026(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026WIN Home Inspection 2026 FDD (Minnesota CARDS), issued March 16, 2026(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026National Property Inspections 2026 FDD (Minnesota CARDS), issued May 12, 2026(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026Last verified October 31, 2026Percent of gross revenue, across 4 brands.
- Independent
- None
Operating costs (5 years)
- Franchise (4 brands)
- $29,235Pending verificationSourcesInsureon — Home inspector insurance cost(opens in a new tab)Tier 2 · Industry report · Accessed October 31, 2026Spectora — Pricing(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026InterNACHI — Membership(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026California Franchise Tax Board — 2025 Instructions for Form FTB 3522 (LLC tax voucher)(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026Last verified October 31, 2026Five years of the operating costs we have sourced so far (insurance, software, fees), charged to both paths.
- Independent
- $29,235
Brand, training, and support
- Franchise (4 brands)
- Included
- Independent
- You build your own
5-year total cost
- Franchise (4 brands)
- $107,675 – $233,965
- Independent
- $31,493 – $33,993*
5-year totals assume $74,880–$124,800 in yearly revenue (our forecast presets at full volume), the same sourced operating costs (insurance, software, fees) on both paths, and both the lean and professional independent plans. Franchise investment figures come from each brand's disclosure (FDD Item 7) and already include the franchise fee. * Excludes independent startup lines we haven't sourced yet.
What franchisees report taking in
From each brand's own disclosure (FDD Item 19), copied exactly. These are gross sales before royalties and costs, not profit, and not a promise of what you will earn.
Pillar To Post
Item 19 reports average and median annual sales for franchised units open all of 2025 and 2024, grouped by number of inspectors, plus job sizes and resale prices.
- Median 2025 gross sales, one-inspector franchises (163 units open all of 2025)$134,411 a yearPending verificationSourcePillar To Post 2026 FDD (Minnesota CARDS), issued March 23, 2026(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026Last verified October 31, 2026Average was $144,195; 70 of 163 units (43%) reached it. Range $32,720 to $570,912. Excludes 22 one-inspector units that opened, closed or did not report in 2025. Gross sales before royalties, fees and all expenses, not profit. Self-reported by franchisees and unaudited. Some outlets have earned this amount; your results may differ.
- Median 2025 gross sales, franchises with two or more inspectors (114 units open all of 2025)$340,006 a yearPending verificationSourcePillar To Post 2026 FDD (Minnesota CARDS), issued March 23, 2026(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026Last verified October 31, 2026Average was $446,742; 34 units (30%) reached it. Range $82,409 to $4,174,270. Gross sales before royalties, fees and all expenses, not profit. Self-reported by franchisees and unaudited. Some outlets have earned this amount; your results may differ.
- Median 2025 gross sales, all franchises (297 units open all of 2025)$192,612 a yearPending verificationSourcePillar To Post 2026 FDD (Minnesota CARDS), issued March 23, 2026(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026Last verified October 31, 2026Average was $307,908; 85 units (29%) reached it. 187 of the 297 units had sales under $250,000. Excludes 25 units, including 17 that closed in 2025. Gross sales before royalties, fees and all expenses, not profit. Self-reported by franchisees and unaudited. Some outlets have earned this amount; your results may differ.
- Median job size in 2025, one-inspector franchises$653.75Pending verificationSourcePillar To Post 2026 FDD (Minnesota CARDS), issued March 23, 2026(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026Last verified October 31, 2026Average $668.37. Revenue per job, which may include add-on services; not the price of a basic inspection.
HouseMaster
Item 19 reports 2025 average and median gross sales and inspection fees, grouped by how many units each franchisee owns. The FDD also says 50 franchised businesses closed in 2025.
- Median 2025 gross sales, single-unit franchisees (71 franchisees reporting)$100,766 a yearPending verificationSourceHouseMaster 2026 FDD (Minnesota CARDS), issued April 1, 2026(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026Last verified October 31, 2026Average was $138,881; 25 of 71 (35%) reached it. Range $3,165 to $906,597. Excludes businesses that opened in 2025, did not report, or closed (50 closed in 2025). Gross sales before royalties, fees and all expenses, not profit. Self-reported by franchisees and unaudited. Some outlets have earned this amount; your results may differ.
- Median 2025 gross sales, two-unit franchisees (13 franchisees reporting)$273,875 a yearPending verificationSourceHouseMaster 2026 FDD (Minnesota CARDS), issued April 1, 2026(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026Last verified October 31, 2026Average was $244,470; 8 of 13 (62%) reached it. Gross sales before royalties, fees and all expenses, not profit. Self-reported by franchisees and unaudited. Some outlets have earned this amount; your results may differ.
- Median 2025 inspection fee, single-unit franchisees$528Pending verificationSourceHouseMaster 2026 FDD (Minnesota CARDS), issued April 1, 2026(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026Last verified October 31, 2026Average $537; range $128 to $996.
WIN Home Inspection
Item 19 reports 2023–2025 gross revenue for franchisees open at least a year, split into those above and below $100,000, plus average fees per inspection. The FDD says 35 franchisees closed in 2025.
- Median 2025 gross revenue, franchisees with $100,000 or more (94 of 168 franchisees)$205,898.84 a yearPending verificationSourceWIN Home Inspection 2026 FDD (Minnesota CARDS), issued March 16, 2026(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026Last verified October 31, 2026Average was $269,804.55; 33 of 94 (35%) reached it. Excludes franchisees under a year old, non-reporting or non-compliant ones, and 35 that closed in 2025. Gross sales before royalties, fees and all expenses, not profit. Self-reported by franchisees and unaudited. Some outlets have earned this amount; your results may differ.
- Median 2025 gross revenue, franchisees under $100,000 (48 of 168 franchisees)$70,554.49 a yearPending verificationSourceWIN Home Inspection 2026 FDD (Minnesota CARDS), issued March 16, 2026(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026Last verified October 31, 2026Average was $65,990.74; 48 franchisees (29% of the system) were in this group. Gross sales before royalties, fees and all expenses, not profit. Self-reported by franchisees and unaudited. Some outlets have earned this amount; your results may differ.
- Median 2025 fee per home inspection, franchisees with $100,000 or more$591.98Pending verificationSourceWIN Home Inspection 2026 FDD (Minnesota CARDS), issued March 16, 2026(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026Last verified October 31, 2026Average $607.33. Includes orders with add-on services; excludes commercial inspections.
National Property Inspections
Item 19 reports 2025 annual gross sales for 152 single-territory franchises open all year, with top and bottom percentile groups.
- Median 2025 gross sales, all single-territory franchises (152 open all of 2025)$90,468 a yearPending verificationSourceNational Property Inspections 2026 FDD (Minnesota CARDS), issued May 12, 2026(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026Last verified October 31, 2026Average was $132,622; 47 of 152 (31%) reached it. Range $8,925 to $1,226,028. Excludes 37 businesses that opened, closed (13), were in ramp-up, or did not report. Gross sales before royalties, fees and all expenses, not profit. Self-reported by franchisees and unaudited. Some outlets have earned this amount; your results may differ.
- Median 2025 gross sales, bottom 50% of single-territory franchises (76 units)$44,724 a yearPending verificationSourceNational Property Inspections 2026 FDD (Minnesota CARDS), issued May 12, 2026(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026Last verified October 31, 2026Average $49,636. Gross sales before royalties, fees and all expenses, not profit. Self-reported by franchisees and unaudited. Some outlets have earned this amount; your results may differ.
- Median 2025 gross sales, top 50% of single-territory franchises (76 units)$146,800 a yearPending verificationSourceNational Property Inspections 2026 FDD (Minnesota CARDS), issued May 12, 2026(opens in a new tab)Tier 1 · Primary source · Accessed October 31, 2026Last verified October 31, 2026Average $215,608. Gross sales before royalties, fees and all expenses, not profit. Self-reported by franchisees and unaudited. Some outlets have earned this amount; your results may differ.
What a franchise does give you
Franchises cost more, but the fees buy real things. Weigh them honestly.
- A known brand that real estate agents may already recognize
- Structured initial training in inspection technique and report writing
- Required report software and booking systems already set up
- National and regional marketing paid from the brand fund
- A network of other owners to learn from
Going independent means
- You keep 100% of what you earn after costs — no royalties.
- You build your own brand, systems, and customer base.
- You need more self-reliance, especially in the first year.
Brand by brand
| Option | Initial investment | Royalties | Marketing fund | Fixed fees | Operating costs | 5-year total | vs. independent |
|---|---|---|---|---|---|---|---|
| Pillar To Post | $102,690 – $134,290 | $26,208 – $43,680 | $14,976 – $24,960 | $1,800 | $29,235 | $174,909 – $233,965 | +$143,416 – $202,472 |
| HouseMaster | $73,878 – $130,661 | $29,016 – $48,360 | $9,360 – $15,600 | $9,387 | $29,235 | $150,876 – $233,243 | +$119,383 – $201,750 |
| WIN Home Inspection | $41,200 – $49,800 | $26,208 – $43,680 | $14,976 – $24,960 | $25,500 | $29,235 | $137,119 – $173,175 | +$105,626 – $141,682 |
| National Property Inspections | $41,000 – $54,950 | $29,952 – $49,920 | $7,488 – $12,480 | $0 | $29,235 | $107,675 – $146,585 | +$76,182 – $115,092 |
| Independent (lean start) | $2,258* | $0 | $0 | $0 | $29,235 | $31,493 | — |
Low figures pair the low end of each cost with low revenue; high figures pair the high ends. Franchise initial investment is each brand's FDD Item 7 estimate and already includes the franchise fee. Marketing fund and fixed fees show $0 where we have no sourced figure for that brand.
* Excludes independent startup lines we haven't sourced yet.
Costs are only half the picture
A franchise's brand, training, and support can help some owners reach customers faster. Weigh what those are worth to you against the difference above.
Back to the Home Inspection guide · Sources for these figures