---
title: HB 1305. Home Inspector Licensing Act of Georgia; enact
collection: bills
id: 2025-2026/hb1305
cite_as: HB 1305, 2025-2026 Regular Session (Ga.)
canonical_url: https://georgiacommons.org/bills/2025-2026/hb1305
md_url: https://georgiacommons.org/bills/2025-2026/hb1305.md
text_url: https://georgiacommons.org/bills/2025-2026/hb1305/text
source_url: https://www.legis.ga.gov/legislation/73192
date: 2026-02-24
status: introduced
corpus_version: bills-2026-09-13
license: Public record of the Georgia General Assembly, via LegiScan; see about.md
publisher: Georgia Commons, an independent project of Georgia Civic Data. Not the State of Georgia. Not legal advice.
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omitted: votes and history
omitted_chars: 199
omitted_url: https://georgiacommons.org/bills/2025-2026/hb1305.md?full=1
bill_number: HB 1305
session: 2025-2026 Regular Session
session_slug: 2025-2026
chamber: House
bill_type: bill
status_date: 2026-02-12
last_action: House Committee Favorably Reported By Substitute
sponsors:
- Clint Crowe
- Beth Camp
- Dale Washburn
- Miriam Paris
- Alan Powell
text_version: Comm Sub
has_text: true
legiscan_url: https://legiscan.com/GA/bill/HB1305/2025
upstream_id: 2116178
summaries_model: claude-sonnet-5
topic_tags:
- home inspectors
- professional licensing
- consumer protection
- real estate
- contractor regulation
---
# HB 1305. Home Inspector Licensing Act of Georgia; enact
## Text
The House Committee on Regulated Industries offers the following substitute to HB 1305:
A BILL TO BE ENTITLED
AN ACT
To amend Chapter 41 of Title 43 of the Official Code of Georgia Annotated, relating to
residential and commercial general contractors, so as to provide for licensure of home
inspectors; to provide for reciprocity of licensure; to provide for licensure of companies
performing home inspections; to provide for minimum requirements to apply for licensure;
to provide for requirements to maintain license; to require home inspectors to maintain
insurance; to provide for standards of practice and unfair trade practices; to provide for
exceptions; to provide for definitions; to provide for a short title; to provide for a legislative
purpose; to provide for related matters; to repeal conflicting laws; and for other purposes.
BE IT ENACTED BY THE GENERAL ASSEMBLY OF GEORGIA:
SECTION 1.
This Act shall be known and may be cited as the "Home Inspector Licensing Act of
Georgia."
SECTION 2.
The purpose of this Act is to regulate the practice of home inspection within this state by
establishing minimum qualifications, education, experience, and unfair trade practices for
home inspectors, thereby protecting consumers from unqualified or unethical practitioners.
SECTION 3.
Chapter 41 of Title 43 of the Official Code of Georgia Annotated, relating to residential and
commercial general contractors, is amended by designating Code Sections 43-41-1 through
43-41-18 as Article 1.
SECTION 4.
Said chapter is further amended by adding a new article to read as follows:
"ARTICLE 2
43-41-20.
As used in this article, the term:
(1) 'Ancillary services' means specialized inspections that a home inspector may offer
but are not considered part of a general home inspection unless specifically advertised or
performed outside the scope of the standards of practice.
(2) 'Client' means the party for whom the home inspection is performed, including, but
not limited to, a prospective purchaser or seller of a home.
(3) 'Home inspection' means a limited, noninvasive examination of the condition of a
home by a home inspector.
(4) 'Home inspector' means any person, except an employee of a county, municipality,
or political subdivision while engaged in the performance of the duties of his or her
employment, who, for consideration, inspects and reports on the condition of any home
or single-family dwelling or the grounds, roof, exterior surface, garage or carport,
structure, attic, basement or crawl space, electrical system, heating system,
air-conditioning system, plumbing, on-site sewerage disposal, pool or hot tub, fireplace,
kitchen, appliances, or any combination thereof for a prospective purchaser or seller.
(5) 'Standards of practice' means the minimum standards for home inspections
established by the board.
(6) 'Unfair trade practices' means practices that violate the code of conduct that governs
home inspectors as established by the board.
43-41-21.
(a) Home inspectors shall be licensed by the board beginning January 1, 2028.
(b) The residential contractor division shall have jurisdiction and authority over home
inspectors.
(c) The board shall provide by regulation for reciprocity with other states or territories of
the United States in the licensing of home inspectors, provided that such other states have
requirements substantially equal to the requirements in force in this state for registration,
licensure, or certification, and that any such home inspector holding a current and valid
license, certificate, or registration from another state or territory seeking licensure by way
of reciprocity shall demonstrate that such applicant meets the qualifications, requirements,
and criteria set forth in this article and that such applicant is otherwise in compliance with
all requirements of this state for the transaction of such business; provided, further, that a
similar privilege is offered to residents of this state by such other state or territory.
43-41-22.
(a) An applicant for a home inspector license shall:
(1) Be at least 18 years of age;
(2) Possess a high school diploma, or its equivalent, or ten years of experience in the
home inspection or residential contractor industry;
(3) Pass a criminal background check; and
(4) Submit a complete application with all required documentation and fees.
(b) Applicants shall pass an examination approved by the board.
(c) Such licenses shall be renewable every four years by birth month of the licensee.
43-41-23.
Applicants and home inspectors shall maintain:
(1) A minimum of $250,000.00 per occurrence and $500,000.00 aggregate general
liability insurance for third-party claims for bodily injury or property damage; and
(2) A minimum of $250,000.00 per occurrence and $500,000.00 aggregate errors and
omissions insurance for claims of professional mistakes, oversights, or negligence. Such
errors and omissions insurance shall include coverage for liability arising from referrals.
43-41-24.
To maintain licensure, home inspectors shall maintain competency in the current standards
of practice and residential building codes.
43-41-25.
(a) Companies that perform home inspections shall be licensed by the board beginning
January 1, 2028.
(b) To be licensed by the board, companies that perform home inspections shall:
(1) Register with the board;
(2) Provide the board a list of all licensed home inspectors employed or contracted by
the company;
(3) Ensure all home inspections are performed by individuals holding active licenses;
(4) Maintain records of all inspections performed, including, but not limited to, home
inspection reports and client information; and
(5) Be subject to audit and disciplinary action by the board.
43-41-26.
(a) The board shall adopt and periodically update comprehensive standards of practice and
unfair trade practices that all licensed home inspectors shall comply with. Such standards
shall define the scope of a home inspection, include what is and is not required to be
inspected, and establish a baseline for the protection of public interest.
(b) Licensed home inspectors shall provide clients with a written disclosure of the current
standards of practice and unfair trade practices, a written disclosure of any ancillary
services to be performed, and a sample home inspection report prior to commencing an
inspection.
43-41-27.
(a) The board shall open an investigation when there is:
(1) A sworn written complaint from a client who hired a home inspector or company that
performs home inspections;
(2) A referral from another licensing entity; or
(3) Probable cause established in the course of another investigation, or that is available
in the public domain, that the home inspector or company that performs home inspections
violated the standards of practice or engaged in unfair trade practices.
(b) If an investigation finds a violation of this article, the board may:
(1) Issue cease and desist orders to home inspectors or companies performing home
inspections;
(2) Impose fines;
(3) Suspend or revoke licenses;
(4) Require additional education or training;
(5) File a criminal complaint with the Attorney General; or
(6) Any combination thereof.
(c) Before imposing penalties for violations of this article, such violations shall be heard
and determined by the residential contractor division in accordance with the provisions of
Chapter 13 of Title 50, the 'Georgia Administrative Procedure Act.'
43-41-28.
The board shall establish reasonable fees for applications, examinations, licenses, license
renewals, and other administrative services. All such fees collected shall be used to fund
the operations and enforcement activities of the board.
43-41-29.
This article shall not apply to:
(1) A real estate appraiser licensed pursuant to Chapter 39A of this title;
(2) A real estate broker or salesperson licensed pursuant to Chapter 40 of this title;
(3) A residential contractor licensed pursuant to Article 1 of this chapter; or
(4) Any officer or employee of a government agency conducting official duties.
43-41-30.
Beginning July 1, 2027, any person working as a home inspector on or before such date
may apply to the board for licensure without meeting the initial education requirements if
they pass the National Home Inspector Examination or meet an equivalent competency
measure as approved by the board."
SECTION 5.
All laws and parts of laws in conflict with this Act are repealed.
## Summaries written by Georgia Commons
The following was written by claude-sonnet-5 from the text above and is not part of the bill. Quote the text, not the summary.
A House substitute would create the Home Inspector Licensing Act of Georgia, requiring anyone who inspects homes for buyers or sellers, and companies that perform such inspections, to be licensed by the state starting January 1, 2028.
### Plain-language summary
Georgia currently has no statewide licensing system for home inspectors, the people who examine a house's roof, electrical, plumbing, and other systems before a sale. This bill adds a new article to the state law governing residential and commercial contractors (O.C.G.A. Chapter 41 of Title 43) to require home inspectors and home inspection companies to be licensed by the state Construction Industry Licensing Board, through its residential contractor division, beginning January 1, 2028.
Applicants must be at least 18, have a high school diploma or ten years of industry experience, pass a criminal background check and an exam, and carry set amounts of liability and errors-and-omissions insurance. Companies must register, list their licensed inspectors, and keep inspection records. The board must write standards of practice, investigate complaints, and can fine, suspend, or revoke licenses. Real estate appraisers, brokers, licensed residential contractors, and government employees are exempted. People already working as inspectors before July 1, 2027 can get licensed without the usual education requirement if they pass a national exam.
### What it does
- Requires home inspectors to obtain a state license from the board's residential contractor division starting January 1, 2028.
- Sets minimum qualifications for licensure: age 18 or older, a high school diploma or ten years of industry experience, a passed criminal background check, and a passed exam.
- Requires home inspectors to carry at least $250,000 per occurrence (up to $500,000 total) in both general liability and errors-and-omissions insurance.
- Requires companies that perform home inspections to register with the board, list their licensed inspectors, and keep inspection records, also starting January 1, 2028.
- Gives the board authority to investigate complaints and impose penalties including fines, license suspension or revocation, required retraining, or criminal referral to the Attorney General.
- Creates an exception letting people already working as home inspectors before July 1, 2027 skip the education requirement if they pass a national licensing exam.
### Who it affects
Home inspectors and home inspection companies operating in Georgia, prospective home buyers and sellers who hire them, the state's residential contractor licensing board, and related licensed professionals such as real estate appraisers, brokers, and residential contractors who are specifically exempted from this new licensing requirement.
### Why it matters
Once in effect, Georgians buying or selling homes would be dealing with inspectors who must meet state-set training, exam, background check, and insurance standards, rather than an unregulated market. The state would gain new enforcement tools, including fines and license revocation, for inspectors who violate practice standards or engage in unfair trade practices.
### Key provisions
- Section 3 reorganizes existing contractor licensing law by designating current sections 43-41-1 through 43-41-18 as 'Article 1'.
- Section 4 adds Article 2, defining terms like 'home inspection,' 'home inspector,' and 'unfair trade practices' in new Code Section 43-41-20.
- Code Section 43-41-21 requires licensure starting January 1, 2028 and directs the board to allow reciprocity with other states that have substantially equal requirements.
- Code Section 43-41-22 sets applicant qualifications including age, education or experience, background check, exam, and four-year license renewal by birth month.
- Code Section 43-41-23 sets specific insurance minimums ($250,000 per occurrence, $500,000 aggregate) for both liability and errors-and-omissions coverage.
- Code Section 43-41-25 requires licensing of companies performing home inspections, including registering, listing licensed staff, and record-keeping.
- Code Section 43-41-27 lays out the board's complaint and investigation process and available penalties, subject to Georgia's Administrative Procedure Act (Chapter 13 of Title 50).
- Code Section 43-41-30 creates a grandfather clause letting existing inspectors get licensed without the standard education requirement if they pass a national exam before July 1, 2027.
## Status
- Status: Introduced (2026-02-12)
- Last action: House Committee Favorably Reported By Substitute (2026-02-24)
- Sponsors: Clint Crowe, Beth Camp, Dale Washburn, Miriam Paris, Alan Powell
- Official page: https://www.legis.ga.gov/legislation/73192
> The history, votes, and amendments (199 characters) are at https://georgiacommons.org/bills/2025-2026/hb1305.md?full=1