Programs Near You
Select a program of interest and we’ll connect you with trade schools that match your goals.
How to Become a Licensed Home Inspector
Quick answer: how to become a Home Inspector
Complete a home inspection training program (80-200 hours depending on state), pass the National Home Inspector Examination (NHIE), obtain your state license, and begin performing inspections for real estate transactions. Most aspiring home inspectors can complete training and licensing within 3-6 months.
What does a Home Inspector do?
Home inspectors conduct visual examinations of residential properties to assess the condition of major systems and components. They help homebuyers, sellers, and real estate professionals understand a property’s condition before completing transactions.
Primary Responsibilities
Property Inspection:
- Examine structural components (foundation, framing, roof)
- Inspect electrical systems and panels
- Evaluate plumbing systems and water heaters
- Assess HVAC systems and ductwork
- Check exterior components (siding, gutters, drainage)
- Inspect interior spaces (walls, ceilings, floors, windows)
- Evaluate attic and crawl space conditions
- Test appliances and built-in systems
Specialized Testing:
- Use moisture meters to detect water intrusion
- Employ thermal imaging to find insulation gaps
- Check electrical outlets with circuit testers
- Test GFCI and smoke detector function
- Assess water pressure and drainage
- Document findings with digital photography
Reporting and Communication:
- Write detailed inspection reports
- Explain findings to clients and real estate agents
- Identify safety hazards and code violations
- Recommend further evaluation by specialists
- Provide maintenance suggestions
- Maintain professional neutrality
Business Operations:
- Schedule inspections with clients and agents
- Market services to real estate professionals
- Maintain professional liability insurance
- Stay current on building codes and standards
- Manage client records and documentation
Work Environment
Home inspectors work in various settings:
- Residential properties (single-family, condos, townhomes)
- Multi-family buildings
- New construction (pre-delivery inspections)
- Pre-listing inspections for sellers
- Annual maintenance inspections
- Investment property assessments
License and Certification Types for Home Inspectors
Requirements vary by state - some require licensing, others require only certification or have no requirements.
National Home Inspector Examination (NHIE)
Administering Organization: Examination Board of Professional Home Inspectors (EBPHI)
Requirements:
- Completion of approved training program (most states)
- Application through EBPHI
- State-specific prerequisites
Exam Details:
- 200 multiple-choice questions
- 4-hour time limit
- Covers all major home systems
- $225 exam fee
- Passing score: approximately 70%
Required By: Most licensed states
ASHI Certified Inspector (ACI)
Issuing Organization: American Society of Home Inspectors
Requirements:
- 250 paid inspections
- Pass NHIE
- ASHI membership
- Continuing education
Benefits: Highest professional recognition in the industry
InterNACHI Certified Professional Inspector (CPI)
Issuing Organization: International Association of Certified Home Inspectors
Requirements:
- Pass InterNACHI exam
- Complete training hours
- Pass background check
- Maintain membership
Benefits: Free online training, marketing support, large member network
State licensing requirements
| State Category | Requirements | Examples |
|---|---|---|
| Fully Licensed | Training + NHIE + experience | Texas, New York, Florida |
| Licensed, Limited | Training + exam | California, Arizona |
| Registration Only | Registration with state | Colorado, Nevada |
| No Requirements | No state oversight | Some states |
Check your state’s real estate or professional licensing board for specific requirements.
Step-by-step path to becoming a Home Inspector
Step 1: meet basic requirements
Education: High school diploma or GED required
Recommended Background:
- Construction, trades, or real estate experience helpful
- Understanding of building systems
- Basic computer and writing skills
- Customer service experience
Physical Requirements:
- Ability to climb ladders and access roofs
- Navigate crawl spaces and attics
- Carry inspection equipment
- Stand and walk for several hours
Step 2: complete training
State-Approved Training Programs (80-200 hours)
- Classroom or online instruction
- Field training components
- Report writing practice
- State-specific requirements
Professional Association Training
- ASHI School
- InterNACHI Online Training (free for members)
- American Home Inspectors Training (AHIT)
- Local trade schools
Core Curriculum:
- Structural systems and foundations
- Roofing materials and conditions
- Electrical systems and safety
- Plumbing systems
- HVAC systems
- Insulation and ventilation
- Interior and exterior components
- Standards of practice and ethics
- Report writing
- Business development
Step 3: gain field experience
Experience requirements vary by state:
- Ride-along inspections with mentors
- Supervised inspection hours
- Mock inspection practice
- Mentorship programs through associations
Some states require 25-100 supervised inspections before full licensure.
Step 4: pass required examinations
- Complete pre-licensing education
- Register for state or NHIE exam
- Study using exam prep materials
- Pass examination
- Apply for state license
Step 5: obtain insurance and start your career
Required Insurance:
- General liability insurance
- Errors and omissions (E&O) insurance
- Optional: bonding as required by state
Employment Options:
- Join an established inspection company
- Work as a subcontractor
- Start your own inspection business
Training programs and education options
Program types comparison
| Program Type | Duration | Cost Range | Best For |
|---|---|---|---|
| Online + Field | 2-4 months | $500-$2,000 | Self-paced learners |
| Classroom Intensive | 2-4 weeks | $1,500-$4,000 | Hands-on learners |
| Trade School Certificate | 3-6 months | $3,000-$8,000 | Comprehensive preparation |
| Community College | 1 semester | $2,000-$5,000 | Academic credential |
What to look for in a program
State Approval: Meets your state’s pre-licensing requirements
NHIE Prep: Includes exam preparation and practice tests
Field Training: Hands-on inspection experience included
Report Writing: Software training and sample reports
Business Training: Marketing and client development
Online vs. in-person training
Online Programs:
- Flexible scheduling
- Lower cost
- Self-paced learning
- Must supplement with field training
In-Person Programs:
- Hands-on equipment training
- Real inspection practice
- Networking with instructors
- Immediate feedback
Cost breakdown: Home Inspector training
Training and licensing costs
| Item | Cost Range |
|---|---|
| Pre-licensing course | $500-$4,000 |
| NHIE exam fee | $225 |
| State license application | $50-$400 |
| Background check | $30-$75 |
| E&O insurance (annual) | $1,000-$3,000 |
| General liability insurance (annual) | $500-$1,500 |
Equipment Expenses
| Item | Estimated Cost |
|---|---|
| Ladder (extension) | $200-$400 |
| Moisture meter | $100-$300 |
| Electrical tester/outlet analyzer | $30-$100 |
| Flashlights (multiple) | $50-$150 |
| Infrared thermometer | $50-$150 |
| Thermal imaging camera (optional) | $300-$3,000 |
| Report writing software | $30-$100/month |
| Digital camera | $200-$500 |
| Safety equipment (PPE) | $100-$200 |
Financial considerations for self-employment
- Vehicle: Reliable transportation required
- Marketing: Website, business cards, advertising
- Professional Memberships: ASHI, InterNACHI ($300-$500/year)
- Continuing Education: Required for license renewal
Home Inspector salary and job outlook
National salary data
Salary by Experience Level
| Experience | Typical Annual Salary |
|---|---|
| Entry-Level (0-1 year) | $40,000-$50,000 |
| Early Career (1-3 years) | $50,000-$65,000 |
| Mid-Career (4-7 years) | $65,000-$80,000 |
| Experienced (8+ years) | $80,000-$100,000+ |
Salary by Work Arrangement
| Setting | Typical Annual Income |
|---|---|
| Self-Employed (full-time) | $60,000-$100,000+ |
| Multi-Inspector Company Owner | $100,000-$200,000+ |
| Employee of Inspection Firm | $45,000-$70,000 |
| Part-Time Inspector | $20,000-$40,000 |
Job Outlook
- Current Employment: 130,800 construction and building inspectors nationwide
- Projected Growth (2022-2032): 3% (slower than average)
- Annual Job Openings: 14,800 positions
- Market Factors: Real estate market activity directly affects demand
Salary by State
Career advancement opportunities
Specialization Options
Additional Inspection Services:
- Radon testing and mitigation
- Mold inspection and assessment
- Pool and spa inspections
- Septic system inspections
- Well water testing
- Energy audits and HERS ratings
- Wood-destroying insect (WDI) inspection
Commercial Inspections:
- Commercial building inspection
- Property condition assessments (PCA)
- Phase I environmental assessments
- ADA compliance inspections
Advanced Certifications
| Certification | Focus | Requirements |
|---|---|---|
| ASHI Certified Inspector (ACI) | Advanced residential | 250 inspections + NHIE |
| CMI (Certified Master Inspector) | Highest designation | 1,000 inspections + experience |
| Thermography Certification | Infrared imaging | Training + exam |
| Radon Measurement | Radon testing | State-specific training |
Career Paths
| Role | Additional Requirements | Income Potential |
|---|---|---|
| Multi-Inspector Company Owner | Business skills + staff | $100,000-$200,000+ |
| Expert Witness | Experience + court training | $200-$500/hour |
| Training Instructor | Experience + teaching skills | $60,000-$100,000 |
| Commercial Inspector | Additional certifications | $80,000-$120,000 |
Related career transitions
- Building Code Inspector: Government employment
- Real Estate Appraiser: Additional licensing
- Energy Auditor: Green building focus
- Construction Consultant: Project management
Pros and challenges of this career
Benefits
- Self-employment opportunity with flexible schedule
- Good income potential ($67,700 median)
- Low startup costs compared to other businesses
- Work independently with variety
- No inventory or employees required initially
- Leverage construction/trades experience
- Help people make important decisions
- Always learning about building systems
Challenges
- Income depends on real estate market
- Physically demanding (ladders, crawl spaces)
- Liability concerns require insurance
- Weekend and evening work common
- Weather exposure
- Building client base takes time
- Competition in established markets
Frequently asked questions
How long does it take to become a home inspector?
Most people complete home inspector training in 2-6 months, depending on state requirements (80-200 hours) and whether training is full-time or part-time. Some states also require supervised inspections before full licensure.
How much does home inspector training cost?
Training programs typically cost $500-$4,000 depending on format and provider. Total startup costs including licensing, insurance, and equipment range from $3,000-$10,000.
Is home inspector a good career choice?
Home inspection offers good income potential ($67,700 median) with self-employment flexibility. Success depends on local real estate market activity and your ability to build referral relationships with real estate agents.
Do home inspectors need to be licensed?
Most states require licensing or certification. Requirements vary - some require the NHIE exam and specific training hours, while others have no state requirements. Check with your state’s licensing board.
Can I be a home inspector with no construction experience?
Yes, though construction or trades experience is helpful. Training programs teach you the technical knowledge needed. Some states require apprenticeship or mentored inspections regardless of background.
How much do home inspectors make per inspection?
Home inspections typically cost $300-$600 for a standard residential property. Prices vary by location, property size, and additional services. Experienced inspectors may complete 2-4 inspections per day.
What skills do home inspectors need?
Essential skills include attention to detail, knowledge of building systems, strong written communication (reports), customer service, physical fitness for climbing and crawling, and business/marketing skills for self-employed inspectors.
Is home inspection work seasonal?
Real estate activity varies seasonally, with spring and summer typically busier. Inspectors in year-round warm climates see more consistent demand. Building a strong referral network helps maintain steady work.
Can I do home inspection part-time?
Yes, many inspectors start part-time while transitioning from other careers. The flexible scheduling works well with other commitments, though building a full-time business requires consistent availability.
What is the difference between a home inspector and building inspector?
Home inspectors work for private clients (typically homebuyers) and provide advisory reports. Building inspectors work for local governments, enforce building codes, and have authority to approve or reject construction work.
Do home inspectors need insurance?
Yes, errors and omissions (E&O) insurance is essential and often required by state or clients. General liability insurance protects against property damage. Most inspectors carry both.
How do I get clients as a new home inspector?
Build relationships with real estate agents, mortgage brokers, and attorneys. Join local real estate associations. Create a professional website. Consider working with an established firm initially to gain experience and referrals.
How to get started today
Ready to begin your home inspector career? Follow these steps:
- Research Requirements: Check your state’s licensing requirements
- Compare Programs: Find approved training that fits your schedule
- Plan Your Investment: Budget for training, licensing, insurance, and equipment
- Complete Training: Finish your pre-licensing education
- Pass the Exam: Schedule and pass the NHIE or state exam
Additional Resources
Certification Organizations
- ASHI (American Society of Home Inspectors): homeinspector.org – Premier professional association
- InterNACHI: nachi.org – Free training and certification
- EBPHI: homeinspectionexam.org – NHIE registration
Training Resources
- AHIT (American Home Inspectors Training): State-approved training programs
- ICA School: Online and classroom training
- Professional Home Inspection Institute: Comprehensive training
Business Resources
- InspectorPro Insurance: E&O and liability coverage
- Spectora/HomeGauge: Report writing software
- ASHI Reporter: Industry news and education
Continuing Education
- State CE Requirements: Varies by state
- ASHI Continuing Education: Online and in-person courses
- InterNACHI CE: Free member education