Home inspector licensing is set by each state that regulates the work. This explainer covers Virginia only, where home inspectors are licensed by the Board for Asbestos, Lead, and Home Inspectors, part of the Virginia Department of Professional and Occupational Regulation (DPOR). It answers one practical question from the board's page and its regulations in the Virginia Administrative Code (18VAC15-40): what education, experience, exam and insurance does a Virginia home inspector license require? Nothing here describes a rule change, and nothing here applies to any other state.
What are the basic requirements?
Section 18VAC15-40-30 sets general requirements. It states: "The applicant must be at least 18 years old." The same section also covers an address of record and the disclosure of certain criminal convictions; read it in full if either applies to you.
Section 18VAC15-40-32 then sets the qualifications. The first is the exam: "The applicant has passed a board-approved examination." The second is a points total, described below.
Which exam does Virginia accept?
DPOR's board page states: "Applicants for licensure as a home inspector must pass the Board-approved exam:" and names the "National Home Inspector Examination | Examination Board of Professional Home Inspectors (EBPHI)". Section 18VAC15-40-32 likewise states that "The National Home Inspector Examination provided by the Examination Board of Professional Home Inspectors is the board-approved examination."
How do the 15 points work?
The regulation asks for "A minimum of 15 qualifying points from a combination of the following education and experience" "with a minimum of five points from each category in Tables 1 and 2." In other words, education alone or experience alone cannot add up to a license; both categories must give at least five points.
Education (Table 1). The rows include:
- "Successfully completed a minimum 70-hour prelicense education course approved by the board in accordance with Part VI": 10 points.
- "Successfully completed a minimum 35-hour prelicense education course approved by the board": 5 points.
- "Successfully completed a three credit-hour minimum class with a passing grade in home inspection": 5 points. Read the full row for the kind of school it accepts.
On distance learning, the board page says: "Provided course content includes the areas tested on the National Home Inspectors Examination, distance learning courses, including online courses, will be accepted to meet entry requirements."
Experience (Table 2). Two rows are about inspection work:
- "Completion of five home inspections under the direct supervision of a home inspector" "or without supervision if lawfully conducted as authorized under the laws of the applicable jurisdiction": 1 point, up to 12.
- "One month of full-time qualifying experience pursuant to subsection B of this section.": 2 points per month, up to 12.
Subsection B explains what a month means: "A month of full-time qualifying experience is a minimum of 146 hours during a one-month period" "or a minimum of 18 workdays in a one-month period."
Table 2 also gives smaller point values for other backgrounds, among them membership in a home inspector trade association, a year of teaching related subjects at an accredited college or university, a trade school or a private business, serving as the qualified individual of certain contractor licenses, being a licensed architect or professional engineer, and being a certified building code official. Each row has its own maximum, so check the table for the exact values.
Is insurance required?
Yes. Section 18VAC15-40-30 states: "The applicant for licensure must submit evidence satisfactory to the board of having obtained general liability insurance". It allows a business or commercial general liability policy "so long as the applicant is listed as an additional insured." Read the section for the minimum coverage it sets.
What is the NRS specialty?
The regulations also offer a new residential structure (NRS) specialty. Section 18VAC15-40-35 lists, among its requirements: "Hold a current and valid home inspector license." and "Submit proof of successful completion of an NRS training module approved by the board". An applicant who does not hold a current and valid home inspector license must apply for such licensure. The module must have been "completed no more than two years prior to the date of application."
What does renewal take?
DPOR's board page states that "Board Regulation 18 VAC 15-40-72 requires Licensed Home Inspectors to complete 16 contact hours of CPE during each two-year cycle as a condition of renewal." It adds: "The Board will accept any course that covers the areas tested on the National Home Inspectors Examination".
For NRS holders, the board page cites Regulation 18 VAC 15-40-75, which "requires current license holders with the NRS endorsement to complete a four-hour Board-approved NRS CPE course during every two-year renewal cycle". The page states: "The four hours of NRS CPE can be applied to the overall 16 hours of CPE."
The page also says: "Every six months, the Board will conduct random audits of 25 percent of licenses expiring during the previous six month period."
Where to check before you act
These are the requirements as shown on DPOR's board page and in 18VAC15-40 on the date above. The board is the authority, so confirm the current rules, forms and approved course lists on its page before you enroll in a course, count inspections or apply. These rules describe Virginia only; other states set their own. Home inspector licensing is a planned topic on goraedu; see all certifications for its status.
goraedu is independent and is not affiliated with or endorsed by the Virginia Board for Asbestos, Lead, and Home Inspectors, DPOR or any government agency.