How do you become a home inspector, and which states require a license?

To become a home inspector, you complete approved training, pass a home inspection exam (often the National Home Inspector Examination), carry insurance, and apply for a license if your state requires one. About 34 states license home inspectors, while roughly 15 states have no state license rule at all, according to the International Association of Certified Home Inspectors (InterNACHI). The rest of this article walks you through each step, the costs, the timeline, and where software fits in.

What does a home inspector actually do?

A home inspector checks the condition of a house and writes a report about it. Buyers, sellers, and real estate agents use that report to make big decisions. The inspector looks for problems that are easy to miss. Think of a cracked foundation, an old roof, bad wiring, or a furnace near the end of its life.

You are not there to fix anything. You are there to see it clearly and write it down. A good report protects your client from a surprise repair bill after they move in. It also protects you, because a clear record shows exactly what you saw on the day of the visit.

A typical day on the job

Most inspectors handle three to five appointments a week when they start out. Each home takes two to four hours to walk. You check the roof, attic, walls, floors, plumbing, electrical panel, heating, cooling, and more.

You take photos of every problem. You note where each one is. Then you turn all of it into a clear report the client can read. That report writing is where many inspectors lose hours of their day.

What tools do you need to start?

You do not need a truck full of gear on day one. Most inspectors start with a few basics:

• A flashlight and a ladder for roofs, attics, and crawl spaces
• A moisture meter to spot hidden leaks
• An outlet tester for quick electrical checks
• A camera, though many now use a phone or tablet for photos

Good footwear and safety gloves keep you safe on roofs and in crawl spaces. As you grow, you can add tools like a thermal camera. Start simple and add gear as your income grows.

What is the general path to become a home inspector?

The path looks the same in most states, even when the exact rules change. You learn the trade, you practice, you pass a test, and you get set up to work legally. Here is the path at a glance, then each step in plain terms.

Step	What it involves	Rough time
1. Training	Approved course on building systems, safety, and report writing (40 to 200 hours)	Weeks to a few months
2. Practice	Supervised inspections shadowing an experienced inspector	Varies by state
3. Exam	Pass a required test, often the National Home Inspector Examination	Study plus scheduling time
4. Insure and license	Carry insurance, then apply and pay your state board	2 to 6 weeks

Step 1: Learn the trade with training

Most states want you to finish a training course before you can work. These courses cover building systems, safety, and how to write a report. Course length runs from about 40 hours to 200 hours, depending on your state.

You can take classes online or in a classroom. Online courses let you study at your own speed. A classroom course gives you hands-on time with tools and real houses.

Step 2: Practice with real inspections

Reading about a roof is not the same as standing on one. Many states ask you to complete a set number of supervised inspections before you go solo. You shadow an experienced inspector and learn how they work.

Even in states that do not require this, it is smart to do. Real practice builds confidence and cuts down on mistakes once you are on your own.

Step 3: Pass the required exam

Most states ask you to pass an exam. Many use the National Home Inspector Examination, often called the NHIE. Some states have their own test instead. We cover the NHIE in detail below.

Step 4: Get insured and apply for your license

Before you take clients, most states want proof of insurance. This is usually errors-and-omissions insurance, plus general liability coverage. It protects you if a client claims you missed something.

After that, you send your application and fee to your state board. Once they approve you, you can legally charge for inspections.

What is the National Home Inspector Examination?

The NHIE is a national test built for home inspectors. It is run by the Examination Board of Professional Home Inspectors, and you can read about it on the official NHIE website. Many states accept it as proof that you know the core skills of the job.

The exam has 200 questions. The first 25 are pretest questions that do not count toward your score, so 175 questions are actually scored. You get four hours to finish, according to Inspection Support Network.

How is the NHIE scored?

The NHIE uses a scaled score from 200 to 800. You need a 500 to pass. The fee is $225 in most states. If you do not pass, you must wait 30 days before you try again.

How do you prepare for it?

The exam covers real field knowledge, not trick questions. Study building systems like roofing, plumbing, electrical, and heating. Practice tests help you spot weak areas fast. If you want to know how tough it is, read our companion piece on the National Home Inspector Exam pass rate.

Which states require a home inspector license?

About 34 states require a license before you can inspect homes for pay. States with strict, well-known programs include Texas, Florida, New York, Illinois, North Carolina, and Tennessee. In these states you cannot skip the rules. You must finish the training hours, pass the exam, and hold your license before you charge a client.

The key point is simple. In a licensed state, working without a license is against the law. So check your own state board first, before you spend a dollar on training.

Which states do not require a license?

Roughly 15 states have no state license rule for home inspectors. The commonly cited list, per American Home Inspectors Training, includes California, Colorado, Georgia, Hawaii, Idaho, Iowa, Kansas, Maine, Michigan, Minnesota, Missouri, Nebraska, Rhode Island, Utah, and Wyoming. A few of these have local exceptions, so always confirm with your county too.

This list changes over time. States add and drop rules. Always double-check with your state before you rely on it.

What if my state has no license rule?

No license does not mean no standards. In an unlicensed state, your certification becomes your main proof of skill. Real estate agents and clients still want to see it. Getting certified through a respected group is how you stand out and win work.

How much do requirements vary by state?

The differences are bigger than most new inspectors expect. One state may want 40 hours of training. Another may want 200 hours plus dozens of supervised inspections. Some states require a bond or a specific insurance amount. Others ask for continuing education every year to keep your license active.

Fees change too. An application fee might be under $100 in one state and several hundred in another. Because of this, the smartest first move is to open your state board page and read the exact rules. You can also compare rules on this state licensing overview and on InterNACHI's own site.

One more thing to watch is which exam your state accepts. Some states take the NHIE. Others require a state-specific test that covers local building rules. A few states also want you to renew your license every year or two, with a set number of continuing education hours. Knowing these details up front saves you from a costly surprise later.

How much does it cost and how long does it take?

Most people spend between $400 and $3,000 to get started. That range covers training, the exam, insurance, a license fee, and basic tools. Basic online courses sit near the low end. Full programs with business coaching and gear sit near the high end. The NHIE fee of $225 is part of that budget.

The typical timeline

Full-time students can finish training in a few weeks. Part-time students usually take two to three months. Add a few weeks to schedule and pass your exam. Then add two to six weeks for the state to process your license and for your insurance to start.

All in, most people become a working inspector in three to six months. Many reach a full-time income within six to twelve months of their first paid job.

Should you join ASHI or InterNACHI?

Two groups lead the field. The first is the American Society of Home Inspectors (ASHI), formed in 1976. The second is InterNACHI, formed in 1994, which is the largest home inspector group by membership.

They take different paths. ASHI's top certified level asks you to pass the NHIE and prove real field experience. InterNACHI uses its own online exam that is free and can be retaken, per Structure Tech. Both are respected across the country. If you want a side-by-side breakdown, see our guide on ASHI vs InterNACHI.

How much do home inspectors earn?

Pay is solid for a career you can start in months, not years. The U.S. Bureau of Labor Statistics reports a median annual wage of $74,690 for construction and building inspectors as of May 2025. Top earners in the field make well over $100,000 a year.

Your income depends on how many inspections you book and how fast you finish each report. This is where the right tools change your paycheck.

Location matters as well. Busy housing markets bring more sales, and more sales mean more inspections. Slow report writing caps how many jobs you can take in a week, no matter where you live. Speed up the report, and you free up room for more clients.

How does software fit into a modern inspector's workflow?

Here is the part new inspectors rarely hear. The inspection is only half the job. The report is the other half, and it eats hours. Many inspectors drive home, sit down, and spend the rest of the day typing up notes and sorting photos.

Modern software fixes that. Instead of scribbling notes and rebuilding them later, you speak as you walk. Voice-driven tools transcribe what you say, attach the right photos to the right room, and start building the report on the spot.

The best tools also look up code violations for you and pull the weather on inspection day, which protects you from liability claims later. That means fewer hours at your desk and more homes on your schedule. When your report is nearly done before you leave the driveway, you can take on more work without burning out.

Ready to spend less time writing reports?

Getting licensed is step one. Building a business that pays well is step two, and your time is your biggest cost. PadInspector is voice-driven home inspection software for iPad, iPhone, and Apple Watch. You walk the property and talk, and it drafts the full report before you leave. See how the features work, then request an invite to try it on your next inspection.