A home inspection can be performed by a state-licensed home inspector, a nationally certified inspector, or a specialist such as a structural engineer, master electrician, master plumber, or environmental hazard tester, depending on what you need evaluated. Roughly three-quarters of U.S. states require home inspectors to hold a state-issued license before they can inspect for pay. Who you hire depends on the property, the concern, and whether the issue falls inside or outside a general inspection’s scope.
State-Licensed Home Inspectors
In most states, anyone who performs a home inspection for compensation must hold a license from a state regulatory board. Requirements vary, but they generally include approved education hours (often 60 to 200, depending on the state), a written examination, professional liability insurance, and a background check. Some states also require a supervised apprenticeship before an inspector can work independently.
Working without the required license can lead to administrative fines, cease-and-desist orders, or misdemeanor charges, depending on the state. In the minority of states that do not require a license, inspectors typically still follow voluntary industry standards, but there is less formal oversight. You can verify an individual’s license through your state’s department of professional regulation or its equivalent.
Nationally Certified Inspectors
Many inspectors also hold voluntary credentials from national professional organizations, and in states without licensing, those credentials are often the main signal of qualification. The two largest issuing bodies are the American Society of Home Inspectors (ASHI) and the International Association of Certified Home Inspectors (InterNACHI).
ASHI Certified Inspector
The ASHI Certified Inspector (ACI) credential requires passing the National Home Inspector Examination, completing at least 250 fee-paid inspections that follow ASHI’s Standards of Practice, submitting inspection reports for review, and agreeing to ASHI’s Code of Ethics. Maintaining the credential takes 20 continuing education credits each year.1American Society of Home Inspectors, Inc. ASHI Certified Inspector
InterNACHI Certified Professional Inspector
The Certified Professional Inspector (CPI) credential follows a different path. Candidates pass InterNACHI’s own online examination, join the organization, and complete its training curriculum, with ongoing continuing education required to keep the CPI status active.2InterNACHI. Home Inspector Certification Requirements
Both credentials, along with many state licensing programs, rely on the National Home Inspector Examination as a qualifying step.3American Society of Home Inspectors, Inc. National Home Inspection Exam
What a General Home Inspector Does and Doesn’t Cover
A standard home inspection is a visual, non-invasive examination of the accessible areas of a residential property. The inspector evaluates major systems and structural components, including the roof, foundation, electrical wiring, plumbing, heating and cooling, insulation, walls, ceilings, floors, windows, and doors, and identifies material defects that are visible on the day of the inspection.4InterNACHI. Home Inspection Standards of Practice
What it does not cover matters just as much. A general inspection will not find concealed defects behind walls, under floors, or in other inaccessible areas. It does not address cosmetic issues, determine market value, or assess insurability. When an inspector spots something that needs a closer look, the standard practice is to recommend a specialist.4InterNACHI. Home Inspection Standards of Practice
When You Need a Specialist Instead
Certain concerns sit outside what a general inspector is qualified or authorized to evaluate. If you suspect a structural problem, a system-specific defect, or an environmental hazard, you need someone with the right credential.
Structural Engineers
A Licensed Professional Engineer (PE) can provide legally binding opinions on foundation stability, load-bearing walls, and framing integrity. Earning the PE designation requires a four-year engineering degree from an accredited program, at least four years of progressive experience under a licensed PE, and passing both the Fundamentals of Engineering exam and the Principles and Practice of Engineering exam.5National Society of Professional Engineers. What Is a PE – And Why Licensing Matters
Master Electricians and Master Plumbers
Master electricians and licensed master plumbers hold state licenses that typically require thousands of hours of supervised work experience plus an examination. They can assess the safety and code compliance of a home’s electrical or plumbing systems, pull permits, and sign off on repairs. A general home inspector cannot do any of those things.
Lead-Based Paint
For homes built before 1978, work involving lead-based paint falls under the EPA’s Lead Renovation, Repair and Painting (RRP) Rule. Individuals doing this work must complete EPA-accredited training to become certified renovators, firms must also be EPA-certified, and certified individuals have to take a refresher course within five years.6eCFR. 40 CFR Part 745 Subpart E – Residential Property Renovation
Radon
Radon testing should be done by a certified radon measurement technician following protocols established by the National Radon Proficiency Program (NRPP) and ANSI-AARST standards.7NRPP. How to Become NRPP Certified If results come back above the EPA’s recommended action level, remediation is handled by a certified radon mitigation professional.
Pest Inspections
Evaluating a property for termites and other wood-destroying organisms is the job of a state-licensed pest control operator, credentialed through a state agricultural or health department. Many lenders require a separate Wood-Destroying Insect (WDI) report before approving a mortgage, particularly on government-backed loans.
Can You Inspect the Home Yourself?
Nothing in federal law stops you from walking through a property and evaluating it before you buy. A personal walkthrough, though, is not a substitute for a professional inspection. Trained inspectors catch problems most buyers miss: hidden water damage, improper wiring, failing HVAC components, and foundation issues that can run into thousands in repairs.
If you are financing with a mortgage, your lender will not accept a self-performed inspection in place of a professional one. Even in a cash deal, skipping the inspection means you absorb the full cost of any defect you didn’t find. A sensible sequence is to walk the property yourself to screen for obvious problems, then hire a qualified inspector, and bring in a specialist for any area the inspector flags.