Home inspector licensing is set by each state that regulates the work. This explainer covers New York only, where home inspectors are licensed by the New York Department of State (DOS), Division of Licensing Services. It answers one practical question from DOS's own pages: what experience route leads to a New York home inspector license, and what does it take to keep it? Nothing here describes a rule change, and nothing here applies to any other state.
Who needs a New York license?
DOS's FAQ answers "Who must apply for a license?" with: "Persons engaged in performing home inspections of residential buildings for compensation." It says a "Person holding a license issued by the NYS Department of State (DOS) can perform home inspections of residential buildings for compensation."
"Residential building" has a narrow meaning here. The FAQ's definition begins: "A Residential Building means a structure consisting of 1 to 4 dwelling units and their garages and carports". It continues: "but shall not include any such structure newly constructed or not previously occupied as a dwelling unit".
The FAQ's answer on who can perform paid inspections adds: "Exempt from this licensure requirement are architects and professional engineers licensed and currently registered by the NYS Office of Professions who are lawfully practicing within the scope of their profession." Its separate list under "Who is excluded from licensure?" includes code enforcement officials acting within the scope of their government employment.
Route one: the 140-hour course
The Become a Home Inspector page lists, under Education, that the applicant has "Taken and successfully completed a course of study of not less than 140 hours approved by the Department."
Part of that course is in the field: "Of those hours, 40 must be unpaid field based inspections in the presence of and under direct supervision of a Home Inspector licensed by NYS, or a professional engineer or architect, regulated by NYS". The page does not set a number of field inspections.
Route two: 100 supervised inspections
The same page offers an alternative, set off by "OR": the applicant may "Have performed not less than 100 home inspections (paid or unpaid) in the presence of and under the direct supervision of a Home Inspector licensed by NYS, or a professional engineer or architect regulated by NYS".
Note the difference: the field hours inside the course must be "unpaid," while the 100 inspections may be "paid or unpaid."
Can a trainee inspect before being licensed?
Only to gain the qualifying experience, and only under supervision. The FAQ's list of people excluded from licensure includes "A person making home inspections for the purpose of meeting the requirements of § 444-e (b)(i)&(ii) of this article to qualify for licensure as a home inspector." It explains: "That is home inspections performed in the presence of and under the direct supervision of a licensed home inspector, registered architect or licensed professional engineer, who oversees and takes full responsibility for the inspection and inspection report."
The FAQ adds: "The sole purpose of these inspections is to gain the experience necessary to qualify for a license as a home inspector".
Is an exam required either way?
Yes. Both routes are joined to the exam requirement by "AND." The page states: "Have passed the NYS written examination or have taken and passed the National Home Inspector examination."
The page also lists other requirements, among them "Freedom from Disqualifying Criminal Convictions" and proof of liability coverage filed with the Department of State. To apply, DOS says to "submit a completed application to the NYS Department of State, Division of Licensing Services."
How long does the license last, and what does renewal take?
DOS's Home Inspector page states: "Term of licensure is two years".
For renewal, the Become a Home Inspector page states: "Home inspectors are required to complete 24 hours of approved continuing education within their two-year license renewal period prior to the expiration date in order to renew their license." The FAQ gives the same answer to "Are there any continuing education requirements?"
Where to read more
DOS's pages are the authority for New York; check them before you apply, since this post reflects them as of the date above. Other states run their own programs; for one example, see our explainer on Texas home inspector license levels. Home inspector licensing is a planned cluster on goraedu; see its status on our certifications page.