Home inspection jobs typically pay $50,000 to $90,000 a year. Employees of multi inspector firms often earn $25 to $40 an hour or a split of each fee, while independent inspectors charging $350 to $600 per inspection can clear more once they run 250 to 400 inspections a year. Most states require training hours and a state exam first.
| Path | Typical pay | What it looks like |
|---|---|---|
| Trainee or ride along inspector | $18 to $25 an hour | Shadowing a senior inspector while finishing field hours |
| Staff inspector at a multi inspector firm | $25 to $40 an hour or 40% to 60% of each fee | Company books the work, you inspect and write reports |
| Independent inspector | $50,000 to $100,000 a year | You set fees, build agent relationships and run the business |
| Owner of a multi inspector company | $100,000 a year and up | Hiring, training and quality control |
What does a home inspector do?
A home inspector walks a house from roof to foundation and writes a report on its visible condition, usually for a buyer before closing. A standard inspection covers the roof, attic, structure, exterior, electrical panel and outlets, plumbing, water heater, heating and cooling, windows, doors and built in appliances.
A typical day includes one or two inspections of two to four hours each, then report writing with photos. Inspectors also answer buyer questions, talk with agents and sometimes return for reinspections after repairs. Knowing how panels work helps a lot; our guide to types of electrical panels is a good refresher.
Add on services that raise income
- Termite and wood destroying insect reports, where your state allows
- Radon testing, often $125 to $200 extra
- Sewer scope camera inspections, often $150 to $300
- Pool and spa inspections, mold sampling and wind mitigation reports in hurricane states
- New construction phase inspections and 11 month warranty inspections
How do you become a home inspector?
Requirements vary by state. Some states have no state level requirement at all, while others require a set number of classroom hours, supervised field inspections and a passing score on a state exam. Many states use the National Home Inspector Examination.
- Check your state requirements. Look up your state home inspector board or real estate commission for hours, exam and registration steps.
- Complete pre course training. Courses typically run 60 to 200 hours and cost $500 to $2,500, online or in person.
- Do field training. Many states require supervised or ride along inspections with an experienced inspector.
- Pass the state exam. Exam fees are often $200 to $250.
- Register and carry required insurance. Some states require errors and omissions or general liability coverage before you inspect.
- Keep up continuing education. Most states require yearly or two year renewal hours.
Trade association certification through groups like InterNACHI or ASHI is optional in most states but helps with agents and buyers. A background in construction, electrical or plumbing work shortens the learning curve.
What does it cost to start a home inspection business?
| Startup item | Typical cost |
|---|---|
| Training course and exam | $700 to $2,800 |
| State registration and business setup | $100 to $600 |
| Tools (ladder, flashlight, outlet tester, moisture meter, thermal camera, drone optional) | $1,500 to $5,000 |
| Inspection report software | $50 to $100 a month |
| Errors and omissions plus general liability insurance | $1,200 to $3,000 a year |
| Website, logo and marketing materials | $500 to $2,000 |
| Total first year | $5,000 to $13,000 |
Keep your first purchases practical. A sturdy extension ladder, a bright flashlight, an outlet tester, a moisture meter and a gas leak detector cover most findings. A thermal camera helps spot hidden moisture and missing insulation, and a drone lets you document roofs you cannot safely walk. Many inspectors add these once the first few months of fees come in.
Your vehicle is the other big cost. Inspectors drive a lot, so fuel and maintenance are a real line item in the budget.
How much do home inspectors charge per inspection?
Fees track square footage, age of the home and region. These are typical 2026 ranges for a standard buyer inspection.
| Home size | Typical fee |
|---|---|
| Condo or under 1,000 sq ft | $250 to $375 |
| 1,000 to 2,000 sq ft | $325 to $475 |
| 2,000 to 3,000 sq ft | $400 to $575 |
| 3,000 sq ft and up | $500 to $800 and up |
Older homes, crawlspaces, detached garages and long drives usually add $50 to $150. Bundling radon, termite or sewer scope add ons is how many inspectors raise the average ticket to $600 or more.
What skills make a good home inspector?
Technical knowledge is only half the job. The inspectors who last tend to share a few traits, and most of them can be learned with practice.
- Building systems knowledge. You need to recognize roof wear, foundation movement, moisture stains, aging wiring and failing water heaters, and explain why each matters.
- Physical comfort. Attics in summer, tight crawlspaces and steep roofs are part of the work, so basic fitness and ladder safety matter.
- Clear writing. Your report is the product. Short, plain sentences with a photo for every finding help buyers and agents act fast.
- Calm communication. Buyers are nervous. Explaining what is urgent, what is routine upkeep and what can wait builds trust.
- Knowing your limits. Good inspectors describe what they see and recommend a specialist when something needs a closer look, rather than guessing.
Is home inspection full time or seasonal work?
Most markets are busiest from spring through late summer, when the most homes sell, and slower from November through January. Many inspectors plan for that by saving during busy months and adding work that does not depend on home sales, such as pre listing inspections for sellers, 11 month warranty inspections on new builds, insurance related reports and annual maintenance inspections for owners. Part time is common at the start: some new inspectors keep another job and inspect on weekends until their agent referrals are steady enough to go full time.
How do new inspectors build a steady business?
Most inspection work starts with real estate agents, so relationships matter more than ads. Common ways new inspectors grow:
- Visit brokerages and offer a short talk on common defects, like the ones in our roof and gutter inspection guide
- Deliver reports within 24 hours with clear photos and a short summary
- Offer online booking and same week availability
- Ask every happy buyer for a review
- Partner with related trades, such as real estate photographers, who work with the same agents
Inspectors who explain findings calmly get referred more. A buyer who understands that a water heater near the end of its life is a budgeting item, not a deal breaker, remembers who helped them.
If you are starting your own inspection company, keep the business side simple. Run quotes, scheduling and payments in one place with House Fly Pro, plans start at $19 a month. It is business software for your own clients and agent relationships.
Frequently asked questions
How much do home inspectors make?
Most home inspectors earn $50,000 to $90,000 a year. Staff inspectors are often paid $25 to $40 an hour or a percentage of each fee. Independent inspectors who complete 250 to 400 inspections a year at $350 to $600 each, plus add on services, can earn $100,000 or more before expenses.
How long does it take to become a home inspector?
Most people finish in two to six months. Pre course training runs 60 to 200 hours depending on the state, followed by field inspections and the state exam where required. A few states have no state level requirement, but training is still the fastest way to write solid reports and earn agent trust.
What does it cost to start a home inspection business?
Expect $5,000 to $13,000 in the first year. That covers training and the exam, state registration, tools such as a moisture meter and thermal camera, report software, errors and omissions plus general liability insurance, and basic marketing. A reliable vehicle is an additional cost if you do not have one.
Is home inspection a good career?
It can be a strong career for people who like houses, details and working on their own schedule. Demand follows the housing market, so slow sales seasons happen. Inspectors who add services like radon, sewer scope and new construction phase inspections, and who build agent relationships, tend to stay busy year round.
