More than a dozen states do not require a government license to become a home inspector, meaning that anyone can enter the profession without having undergone training or obtained a valid qualification.

Homebuyers trust inspectors to let them know if the property they are about to purchase has any hazard or problems that could make it a risky investment.

Uncovering issues such as hidden structural flaws, faulty wiring, or plumbing leaks can make all the difference for a buyer between purchasing a money pit, being able to ask a seller for repairs, or even getting a legal way out of a no longer desirable deal.

Despite the importance of this professional role in the home-buying process, only 35 states require a conventional state-issued license or registration to become a home inspector, according to the American Society of Home Inspectors (ASHI). In 15 states, the profession is not regulated at all, while in the remaining states, regulations are lax.

What Can Go Wrong?

A poor home inspection which misses structural defects or flaws such as a failing roof, old electrics, drainage problems or damp, could lead a homebuyer to:

• 1. Overpay for a property;
• 2. Face unexpected repair bills within months of buying a property;
• 3. Be exposed to significant dangers or hazards in their new homes, such as mold or gas issues;
• 4. Incur insurance and resale complications later on if they decide to resell the property, which could lower the home’s value;
• 5. Have limited legal recourse if a buyer finds a home inspector has been negligent, as inspectors frequently seek to limit liability to the inspection fee or another relatively small amount.

Earlier this year, an anonymous first-time buyer writing on Reddit’s r/homeowners said that, after closing on a 100-year-old house in Washington state, they were told from a basement contractor that the property’s foundation was in a "dangerous" condition and needed around $100,000 to be fixed.

That was after a home inspector told them that "no major deficiencies were observed at the visible portions of the structural components of the home." They were asking for advice on whether there was any recourse after closing.

In 2021, The Washington Post shared the case of a homeowner who paid for an inspection and follow-up inspection before purchase, then later discovered significant problems and questioned whether the inspector should have identified them. The newspaper’s expert spoke of "seeing more home inspectors rely on checklists when inspecting homes (rather than using their eyes and ears) and losing the forest for the trees."

Sometimes, however, buyers trying to make poorly trained or malign home inspectors accountable are successful. In a case that reached the Iowa Supreme Court in 2002, Burbach v. Radon Analytical Labs, a buyer sued after a home inspector identified a house’s exterior merely as "wood siding" and failed to recognize it as a product that was already widely known to be defective and the subject of litigation.

The inspection company acknowledged the inspector was untrained and should have identified the material.

States That Do Not Require A License To Be A Home Inspector

In 15 states, anyone can become a home inspector and charge for inspections without needing to get training or a license. These are:

• California
• Colorado
• Georgia
• Hawaii
• Idaho
• Illinois
• Iowa
• Kansas
• Maine
• Michigan
• Minnesota
• Missouri
• Pennsylvania
• Utah
• Wyoming

Minnesota-based social media influencer, attorney, and constitutional law professor Dillon M. White recently posted a video on TikTok, where he is known as "dadchats," announcing he had "just become a home inspector," adding "I am now one because I declared it as such."

All you have to do to become a home inspector, Dillon said, "is start the actual business. Insurance isn’t even state mandated." While there are home inspectors associations in the state which impose certain requirements to members, participation in these groups is voluntary.

Newsweek contacted Dillon and ASHI for comment by email on Friday morning.

While California does not technically require a state license to become a home inspector, E&O insurance—which stands for Errors and Omissions and is a type of professional liability insurance that protects businesses and individuals against client claims of negligence, oversights, or mistakes—is recommended. The profession is also regulated by the California Trade Practice Act (Chapter 338), enacted in 1996.

In Georgia, a business license is still required to operate as a home inspector.

In Pennsylvania, a home inspector does not need to be licensed to operate, but they have to be a member of an association of home inspectors meeting certain requirements.

Navigating A Complex Patchwork of Regulations Across the U.S.

Not having a government license does not necessarily mean that inspectors in these 15 states are less qualified than others in states where regulations are much stricter.

But it means that there is no clear way of knowing the inspector’s skills without vetting each one’s individual credentials and reviews, as there is no state-level standard.

Home inspection licensing in the U.S. is regulated entirely at the state level. There is no federal requirement to become a home inspector, no federal licensing body, no national exam, and no single national standard for inspections.

As a result, home inspection regulations vary wildly across the country, going from near-zero to some of the strictest in the nation, as is the case for Texas.

The Lone Star State requires inspectors to complete 194 hours of approved coursework, pass the Texas Real Estate Commission’s inspector exam, complete a supervised field inspection requirement, and maintain continuing education to renew their license. This process can take between three to six months and is relatively costly, but inspectors in Texas tend to reap bigger benefits than in states like Minnesota by virtue of the state being such a big real estate market.

Florida—the so-called real estate state—also has one of the strictest requirements for home inspectors, forcing them to seek licensing through the Florida Department of Business and Professional Regulation.

In order to obtain a license, inspectors must complete a state-approved training program, pass a state exam, carry a minimum of $300,000 in general liability coverage, and carry ASHI membership or an equivalent.

In New York, inspectors can obtain a license administered by the New York Department of State only after completing 140 hours of classroom instruction, 40 hours of field training under a licensed inspector, and passing the National Home Inspector Examination (NHIE).

In another Northeastern state, New Jersey, inspectors can obtain a license from the New Jersey Home Inspection Advisory Committee only after completing 180 hours of approved education, passing the state exam, and doing a field training requirement.

Regulating home inspectors at the federal level has long been considered unnecessary and burdensome, as each state has a different real estate market.

But a federal standard would improve consumer protection, as homebuyers could expect the same level of quality from a home inspection no matter where they are, and home inspectors could more easily work in different states instead of having to adapt to the patchwork of regulations.