How to Become a Home Inspector in 7 Steps

Home inspectors are professionals who thoroughly inspect residential properties, most commonly on behalf of buyers, to identify structural deficiencies or needed repairs. The home inspection career field is expected to continue growing, and with an average annual income of $62,860, unlimited earning potential, and a flexible schedule, this career offers a solid living. Here are the seven steps of how to become a home inspector in every state, including specific requirements for state-approved education and experience.

1. Confirm the Licensing Requirements in Your State

The first step to becoming a home inspector is to meet the requirements of your state, since there is no single nationwide standard for a career in home inspection. While you don’t have to have a license to be a home inspector in every state, the majority of states require you to complete anywhere from 60 to 140 hours of coursework and take an exam. Many states additionally require you to complete from 12 hours to one year of on-the-job training under the supervision of an experienced inspector.

Check out the licensing and experience requirements and get application documents for your state:

2. Find Courses & Training That Work for You

Although not every state requires home inspectors to be licensed, you should still set aside time to take classes and learn more about the details of home inspection to be successful in your chosen career. If your state does require a license, you’ll need to complete the necessary coursework in the given time frame. Many home inspector training schools offer online and in-class options, as well as the flexibility of weekend learning.

Whether or not you are required by state law to complete home inspection coursework, it will be helpful to increase your knowledge of construction and common issues you’ll face in the field. Focus on topics like:

• Home types
• Home systems and infrastructure
• Home construction
• Standards of practice and code of ethics
• Best business practices
• Risk management tips for home inspectors

When you’re researching the best home inspector training schools, pay special attention to American Home Inspectors Training (AHIT). AHIT is a fully online course that covers all of these topics and many more. It’s a great choice to get the education and support you need to start your new career.

Visit AHIT

3. Pass Your State’s Home Inspection Licensing Exam

Similar to required coursework, not all states require you to pass an examination prior to becoming a home inspector. However, if it does, that’s the next step to take after you’ve completed your state’s educational requirements.

The majority of states use the National Home Inspection Exam, which is a four-hour test consisting of 200 multiple-choice questions. The exam is “scale scored” from 200 to 800, with 500 as the pass point. The cost varies by state, but is generally around $200 to $300.

Take a look at the map below to determine if a licensing exam is required and the testing provider in your state:

If your state doesn’t require an exam, you can head to the next step; otherwise, you will take your exam through either PSI/AMP or Pearson VUE. Both are national providers of real estate industry-based examinations, typically administered on a computer at a testing center in a nearby location.

To register to take your home inspection exam on either website, you’ll be required to create an account to gain access to the scheduling portal. From there, you can schedule at a test location near you and pay your fee directly on the website using a credit or debit (ATM) card. For more information on testing in your state, visit the National Home Inspection Examination website.

With a 55% pass rate, the home inspection exam certainly poses a challenge. To guarantee you’ll be able to pass on your first attempt, consider an exam preparation program like CompuCram. For $99, CompuCram provides you with flashcards, interactive study games, practice exams, and a readiness indicator to track your progress. Even more, they guarantee you’ll pass the exam or you’ll get your money back.

Visit CompuCram

4. Choose Your Home Inspector Career Path

Once you pass the licensing exam or are otherwise qualified in your state, there are three primary career paths to consider:

• Working for an established firm
• Starting your own business
• Buying a home inspection franchise

Each career path in the home inspection industry has unique challenges and advantages, so make sure you carefully consider each option before choosing the path that best fits your goals and ambitions.

Working for an Established Inspection Firm

Working for an established company is the easiest way to start working as a home inspector. You won’t have to build clientele or create a marketing strategy from scratch; on the other hand, this path may limit your earning potential. Here are some considerations to think about when choosing whether or not to work at an established inspection firm:

Starting Your Own Home Inspection Business

By starting your own home inspection company, you can control every aspect of your business. Your potential earnings are only limited by your ability to scale your home inspection business.

According to AHIT, an experienced independent home inspector can make anywhere from $50,000 to $80,000 per year doing eight to 10 inspections per week. However, there are no guarantees to starting your own home inspection business, so here’s a breakdown of the pros and cons:

Cost Considerations When Starting a Home Inspection Business

Like many jobs with unlimited earning potential, there are risks and expenses involved with starting your own inspection business. Here are just a few cost considerations:

• Advertising and marketing costs
• Buying your own tools and equipment
• Liability insurance and errors and omissions insurance
• Association dues
• Office space, furnishings, and equipment
• Operating expenses like bookkeeping and tax prep
• Vehicle cost and maintenance

Tips for Starting a Home Inspection Company

The easiest way to keep income consistent as an independent home inspector is to have ongoing relationships with real estate and mortgage lending agents. However, you’ll find that experienced agents are likely working with experienced home inspectors they already know and trust. Convincing real estate agents to work with you rather than an inspector with whom they already have a relationship can be difficult, but not impossible. As a new inspector, you can offer free consultation services in order to begin a working relationship.

Another way to gain clients is by showcasing your unique skills or specialties. For example, if your neighborhood has a lot of historic homes, knowing more about them than other home inspectors can be a real plus. Do your research and showcase your expertise using marketing materials and attending networking events to meet potential clients and other real estate professionals.

Buying a Home Inspection Franchise

When you buy a home inspection franchise, you’re getting a turnkey business whose brand is already established, even if you’ll be opening a new office. It’s important to weigh your options before moving forward with buying a home inspection franchise:

5. Acquire Errors & Omissions & General Liability Insurance

If you own an inspection business or your employer does not provide insurance for you, you will need to purchase errors and omissions (E&O) and general liability (GL) insurance. The costs and specific requirements of insurance vary from state to state, but it’s a necessary part of every home inspector’s business.

E&O insurance protects you and your company if a client or homeowner accuses you of failing to report findings and decides to take legal action against you. GL insurance protects you from claims of missing or damaged items from the property.

You can find these types of home inspector insurance plans through companies like Next Insurance, or get them directly from the International Association of Certified Home Inspectors (InterNACHI). You can also search for home inspector insurance plans that are specific to your state.

6. Start your Home Inspection Career

To attract new clients and get repeat business, you’ll need strong communication skills when interacting with new homeowners as well as real estate professionals. To start building relationships with real estate and mortgage lending agents, go to networking events hosted by your local Chamber of Commerce, National Association of Realtors (NAR), National Association of Home Builders, and similar organizations

Joining industry and networking associations can also help propel your career forward. For instance, the American Society of Home Inspectors (ASHI) provides members with continuing education, networking opportunities, and the ability to obtain industry-standard professional certifications.

Also, be sure to maintain relationships with agents after your initial meeting or first referral. Sending a note to thank them for a client referral or organizing a lunch or coffee get-together can help to establish a long-lasting relationship. That way, when inspections are needed, they will think of you first.

7. Never Stop Learning With CE Opportunities

There are 29 states that require inspectors to take continuing education (CE) classes to keep their licenses current. Those states are:

Even if it’s not required by your state, ongoing education is a worthwhile investment for all home inspectors. In fact, a career in home inspection requires you to constantly learn new skills to stay competitive, so consider taking professional development and CE certification classes for home inspectors throughout your career.

Six of the most common professional development and CE certifications for home inspectors are:

• Wood Destroying Organisms (WDO): This certification course teaches you how to find wood damage in a home due to termites, beetles, and some wood-decaying fungi.
• Garage Inspector: This teaches you how to find structural damage and construction breakdown in and around the garage.
• Deck Inspector: With this certification, you’ll know how to examine a deck’s structural and construction issues for buyers and sellers.
• Radon Tester: Complete this training to understand the process of radon detection and how it can affect homeowners.
• Mold Inspector: This certification course enables you to identify different types of mold and understand how they affect the home’s structural integrity and homeowner health.
• Commercial Inspector: A commercial inspection course teaches you how to inspect important aspects such as the wiring, construction, plumbing, and framework of different spaces used for business, like retail, manufacturing, office, and industrial spaces.

Having additional certifications can set you apart from your competition and help you build trust with potential clients and referring agents. Plus, many of these certification courses are free. Check out the over 60 certifications available through the International Association of Certified Home Inspectors (InterNACHI).

If you’re looking for different career options within the real estate industry, we’ve got you covered:

• Read our complete step-by-step guide for how to become a real estate agent, including state-specific requirements.
• Learn how to become a real estate appraiser, where you’ll estimate property value as part of the home buying or refinancing process.