HB1305: HB1305 Home Inspector Licensing Act of Georgia; enact

Georgia currently does not license people who inspect homes for buyers and sellers. This bill, the Home Inspector Licensing Act of Georgia, would add a new article to the state's contractor licensing law (O.C.G.A. Chapter 41 of Title 43) to change that. Starting January 1, 2028, anyone who inspects homes for pay, and any company that performs home inspections, would need a license from the state licensing board's residential contractor division. Applicants would have to be at least 18, have a high school diploma or ten years of industry experience, pass a criminal background check and an approved exam, and carry both general liability and errors-and-omissions insurance. Licenses would renew every four years. The board would write standards of practice and investigate complaints, with penalties ranging from fines to license revocation. People already working as home inspectors could get licensed without the initial education requirement if they pass a national exam by applying starting July 1, 2027.

• Requires anyone who inspects homes for consideration to hold a state license from the residential contractor division starting January 1, 2028.
• Sets licensing qualifications including a minimum age of 18, a high school diploma or ten years of relevant experience, a criminal background check, and a passing exam score.
• Requires home inspectors to carry at least $250,000 per occurrence in general liability insurance and $250,000 per occurrence in errors-and-omissions insurance.
• Requires companies that perform home inspections to register with the board, use only licensed inspectors, and keep inspection records subject to audit.
• Creates a complaint and investigation process letting the board issue fines, cease and desist orders, or suspend or revoke licenses for violations.
• Allows current home inspectors to get licensed without meeting new education requirements if they pass a national competency exam starting July 1, 2027.

Home inspectors and home inspection companies operating in Georgia, prospective home buyers and sellers who hire them, and the state licensing board's residential contractor division, which would gain new licensing and enforcement duties. Real estate appraisers, brokers, and licensed residential contractors are explicitly exempted.

Home buyers and sellers currently hire inspectors with no state licensing safeguard. Under this bill, inspectors would need background checks, exams, and insurance, and the state could fine or shut down inspectors who violate standards, changing how consumers can vet and hold inspectors accountable.

• Section 3 reorganizes existing contractor law by designating current sections as Article 1, making room for the new home inspector article.
• New Code Section 43-41-21 requires licensure of home inspectors beginning January 1, 2028, and gives the residential contractor division jurisdiction, with reciprocity for inspectors licensed in other states with similar standards.
• New Code Section 43-41-22 sets applicant qualifications: age 18 or older, a diploma or ten years of experience, a criminal background check, and passage of a board-approved exam, with four-year license renewal.
• New Code Section 43-41-23 requires inspectors to carry $250,000 per occurrence and $500,000 aggregate coverage for both general liability and errors-and-omissions insurance, including referral liability.
• New Code Section 43-41-25 requires companies performing home inspections to register with the board, employ only licensed inspectors, and maintain inspection records subject to audit.
• New Code Section 43-41-27 lays out how the board investigates complaints and the penalties available, including fines, license suspension or revocation, and referral to the Attorney General.
• New Code Section 43-41-29 exempts real estate appraisers, brokers, licensed residential contractors, and government employees performing official duties from the licensing requirement.
• New Code Section 43-41-30 lets people already working as home inspectors apply for licensure starting July 1, 2027 without the new education requirement if they pass a national exam.

1. 2026-02-24House Committee Favorably Reported By Substitute (House)
2. 2026-02-18House Second Readers (House)
3. 2026-02-17House First Readers (House)
4. 2026-02-12House Hopper (House)

• Clint Crowe (R, HD-118)Primary sponsor
• Beth Camp (R, HD-135)
• Dale Washburn (R, HD-144)
• Miriam Paris (D, HD-142)
• Alan Powell (R, HD-033)

• home inspector licensing
• consumer protection
• real estate
• professional licensing
• insurance requirements