What a home energy audit is and why you might want one
A home energy audit is a professional inspection of your house to find where you are losing heat, cooling, or hot water. An auditor walks through your home, checks your insulation, windows, doors, HVAC system, water heater, and appliances, then produces a report showing which improvements would cut your energy bills the most. You pay for the audit upfront—usually between $200 and $500 for a standard walkthrough, or $500 to $1,500 if the auditor uses thermal imaging equipment to spot heat loss through walls and ceilings.
The audit itself does not lower your bills. What it does is tell you which repairs or upgrades will actually save you money, and in what order. Without an audit, you might spend $3,000 on new windows when sealing air leaks and adding attic insulation would save you twice as much for half the cost. The report gives you that roadmap.
Key Takeaways
- An energy audit costs $200 to $1,500 depending on whether the auditor uses thermal imaging, and produces a written report ranking improvements by cost and payback time.
- The auditor checks insulation levels, air leaks around doors and windows, HVAC efficiency, water heater settings, and appliance age to identify where your home loses the most energy.
- Some utility companies offer rebates or cover part of the audit cost if you use an auditor from their approved list.
- After the audit, you decide which improvements to make; the auditor does not install anything or arrange contractors.
- A blower door test, which pressurizes your home to measure air leaks, is the most useful single test and is included in most comprehensive audits.
How to find and hire an auditor
Start by calling your utility company—electric, gas, or both—and asking whether they offer energy audits or rebates toward the cost. Many utilities run their own programs or maintain lists of certified auditors they recommend. If your utility does not, search for auditors certified by the Residential Energy Services Network (RESNET) or the Building Performance Institute (BPI) in your area. Both organizations require auditors to pass exams and follow standardized procedures, so you know the inspection will be thorough and comparable to others.
When you contact an auditor, ask whether the fee includes a blower door test (a machine that measures air leaks) and thermal imaging (a camera that shows where heat escapes). Ask what the report will include—you want a list of recommended improvements ranked by payback time, not just a general summary. Confirm the auditor's certification and whether they have liability insurance. Most auditors will give you a quote over the phone based on your home's square footage and age.
What the auditor will check during the inspection
The auditor will spend two to four hours in and around your home, depending on size and complexity. They will check attic insulation depth and condition, look for gaps around pipes and wiring that let air escape, inspect weatherstripping and caulk around windows and doors, examine your furnace or heat pump and its age, check your water heater temperature and insulation, and note the age and condition of major appliances. They will also ask you about your heating and cooling habits, whether you have a basement or crawlspace, and whether you have noticed drafts or uneven temperatures.
If the audit includes a blower door test, the auditor will seal your home's main door, attach a fan to it, and measure how much air leaks out at a standard pressure. This number tells you how tight your home's envelope is and helps prioritize air-sealing work. Thermal imaging, if included, shows temperature differences on walls, ceilings, and around windows that reveal insulation gaps or air leaks you cannot see with your eyes.
Understanding the audit report and recommendations
The report will list improvements in order of payback time—the number of years it takes for the energy savings to equal the cost of the work. Sealing air leaks and adding attic insulation typically have payback times of two to five years. Replacing a furnace or air conditioner might be eight to twelve years. New windows are often fifteen years or longer. The report should also estimate the annual energy savings in dollars for each improvement, though these are estimates based on your local utility rates and climate.
The report is yours to use as you wish. You can show it to contractors to get bids on the recommended work, use it to prioritize which improvements to tackle first, or straightforward keep it on file. Some homeowners use the report to negotiate with contractors—if the audit recommends air sealing before insulation, a contractor cannot easily upsell you on expensive insulation work without addressing the air leaks first.
When utility rebates or incentives explore
Many utility companies offer rebates for specific improvements—typically $500 to $2,000 for insulation, $1,000 to $3,000 for HVAC replacement, or smaller amounts for weatherstripping and caulk. Some utilities will rebate part or all of the audit cost itself if you use an auditor from their approved network. A few states and municipalities also offer tax credits or rebates for energy improvements, though these vary widely by location and change year to year.
Before you hire an auditor, ask your utility whether they have a rebate program and whether the auditor you are considering is on their approved list. If the auditor is not approved, you may still get the rebate if you do the work, but the utility may require a second inspection to verify the improvements. Using an approved auditor streamlines the process and sometimes covers the audit cost entirely.
What to do after you receive the report
Review the report and decide which improvements fit your budget and timeline. If you want to move forward, get bids from at least two contractors for each type of work. Bring the audit report with you—it gives contractors specific information about your home and helps them estimate accurately. If you are financing the work, some lenders offer special rates for energy improvements, and some utilities offer low-interest loans for their rebate programs.
Keep the audit report even if you do not act on it when ready. Energy prices change, your situation may change, and you may decide to tackle improvements over several years. The report remains valid as a reference for future work and can help you make decisions about repairs or replacements as systems age.
Common reasons an audit might not lead to action
The most common reason homeowners do not follow through on audit recommendations is cost. If the report recommends $15,000 in improvements and you have $3,000 to spend, you will need to prioritize. Use the payback time ranking to choose the fastest-payback items first—these will lower your bills soonest and free up money for the next round of improvements. Another reason is that some recommendations require coordinating multiple contractors or trades, which feels complicated. Breaking the work into phases—air sealing in year one, insulation in year two—makes it manageable.
Some homeowners discover that their home is already fairly efficient, or that the biggest energy drain is behavior (leaving doors open, running the heat while windows are open) rather than building defects. In those cases, the audit still has value because it tells you where not to spend money, which saves you from making expensive mistakes.
Frequently Asked Questions
Will an energy audit lower my bills right away?
No. The audit identifies where you can save money, but the savings only happen after you complete the recommended improvements. The audit itself is an inspection and report; it does not include any repairs or upgrades.
Do I need to be home during the audit?
Yes. The auditor needs to access your attic, basement, crawlspace, and mechanical systems, and will ask you questions about how you use your home. Plan for two to four hours and make sure someone can unlock doors and answer questions.
What if the auditor recommends something I cannot afford?
Use the payback time ranking to prioritize. Start with improvements that pay for themselves in three to five years, then move to longer-payback items as your budget allows. Air sealing and attic insulation usually offer the fastest payback.
Can I do any of the recommended work myself?
Some work—caulking, weatherstripping, and adding insulation in accessible attics—can be DIY projects. Other work, like HVAC service or blower door testing, requires specialized tools and training. Ask the auditor which recommendations are suitable for homeowner work.
How often should I get an audit?
Once every five to ten years is typical. If you have made major improvements, an audit can confirm the results. If you have not made changes, the recommendations will remain similar unless your utility rates or climate zone has shifted significantly.