How to Become a Home Inspector in Texas
How to Become a Home Inspector in Texas
How do I become a home inspector in Texas?
Becoming a home inspector in Texas involves meeting specific requirements set by the Texas Real Estate Commission (TREC). Unlike many states, Texas has a highly regulated process with three levels of licensure. This comprehensive guide will walk you through everything you need to know to launch your career as a successful home inspector in the Lone Star State.
Prerequisites
Before starting your journey to become a home inspector in Texas, make sure you meet these basic requirements:
Be a citizen of the United States or a lawfully admitted alien
Be at least 18 years of age
Meet TREC's qualifications for honesty, trustworthiness, and integrity
Be willing to undergo a background check and fingerprinting
If you have a criminal history, consider submitting a Fitness Determination form to TREC before applying. This allows the commission to evaluate whether your background might prevent you from obtaining a license.
Steps to becoming a home inspector in Texas
The path to become a licensed home inspector in Texas follows a clear, structured process. While it may seem daunting at first, breaking it down into manageable steps makes the journey much more approachable. Follow these 8 essential steps to successfully launch your career as a Texas home inspector and join this rewarding profession!
1. Decide on a license
Texas offers three levels of home inspector licenses, each with different requirements and privileges. Understanding these differences will help you choose the right path for your career goals.
Professional Inspector: This is the highest level of licensure in Texas. Professional inspectors can work independently, own their own businesses, and supervise other inspectors. They have the most freedom and typically earn the highest income.
Real Estate Inspector: This intermediate license allows you to conduct inspections under the indirect supervision of a Professional Inspector. You can work independently on inspections but cannot operate your own inspection business.
Apprentice Inspector: This entry-level license requires you to work under the direct supervision of a Professional Inspector. It's a starting point for many, allowing you to gain valuable experience while learning the profession.
For most people, the goal is to reach the Professional Home Inspector level, as it offers the most autonomy and earning potential. However, many start as apprentices or real estate inspectors to gain experience while completing the requirements for the professional license.
2. Fulfill education & practicum requirements
To become a licensed home inspector Texas, you need to complete a TREC-approved inspector course. The specific education requirements vary depending on which license level you're pursuing. You also have the option to meet experience requirements instead of the education requirements, as shown in the table below.
| License level | Education requirements | Experience option (in lieu of education) |
|---|---|---|
| Apprentice Inspector | No pre-licensing education required | Must be sponsored by and work under direct supervision of a Professional Inspector |
| Real Estate Inspector | 154 hours of approved education (including a 40-hour practicum) | Work as an apprentice for at least 3 months and complete 25 inspections under supervision, plus 50 hours of approved education |
| Professional Inspector | 194 hours of approved education (including a 40-hour practicum) | Work as a Real Estate Inspector for at least 12 months and complete 175 inspections, plus 134 hours of approved education |
TREC's required 40-hour practicum allows you to gain experience in the field, working alongside an experienced home inspector and learning how to properly inspect and report your findings.
3. Pass a background check
All prospective home inspectors in Texas must undergo a background check and submit fingerprints to the Texas Department of Public Safety (DPS). This is required by law to ensure inspectors meet TREC's standards for honesty, trustworthiness, and integrity.
Even if you've been fingerprinted for other agencies or professions, you'll need to do it again specifically for your inspector license application. The background check helps protect consumers and maintains the integrity of the profession.
A criminal record doesn't automatically disqualify you. TREC reviews applications on a case-by-case basis, considering factors like the nature and severity of the offense, how much time has passed, and evidence of rehabilitation.
4. Submit your application
Once you've completed the education, experience, and background check requirements, the next step is to submit your application to TREC. Along with your completed application form, you must include:
Copies of your certificates of completion from your education courses
Application fee ($60 for Apprentice, $100 for Real Estate Inspector, or $120 for Professional Inspector)
TREC will review your application and, provided you've met the requirements, notify you of your eligibility to sit for the National and State exams.
5. Pass the National and Texas State exams
Both the National and Texas State exams are administered by Pearson VUE, a national testing service contracted by the TREC. Many people take them on the same day:
NHIE: The National Home Inspector Examination consists of 200 multiple-choice questions (of which 175 are scored) covering three major domains of home inspection knowledge. You'll have 4 hours to complete this exam and need a score of 70% to pass.
Texas licensing exam: The state-specific exam consists of 30 multiple-choice questions focusing on Texas laws and standards of practice. You'll have 45 minutes to complete this portion and need to answer 19 questions correctly to pass.
You can take the exams up to 3 times within your one-year application period. If you fail one portion, you only need to retake that portion if you retake it within the one-year timeframe.
Many successful home inspectors recommend taking exam prep courses to increase your chances of passing on the first attempt, potentially saving hundreds of dollars in retake fees.
6. Purchase liability insurance:
All active home inspectors in Texas must submit proof of professional liability insurance, also known as Errors and Omissions (E&O) insurance. The minimum coverage required is $100,000 per occurrence with an aggregate annual total of at least $100,000.
This insurance protects you from financial losses if a client claims your inspection was negligent or inadequate. Given the nature of home inspection work and the significant financial transactions involved, having adequate insurance is crucial.
7. Maintain your license
Getting your license is just the beginning. To keep it active, you'll need to:
Renew your license every two years.
Complete 32 hours of continuing education during each renewal period, including:
4 hours of Inspector Legal & Ethics
4 hours of Standards of Practice Review
Maintain your professional liability insurance.
Pay renewal fees (currently $32 for Apprentice, $53 for Real Estate Inspector, $63 for Professional when paid online)
Staying current with continuing education keeps you informed about changes in building practices, codes, and inspection techniques, making you a more effective and knowledgeable inspector.
FAQs about becoming a home inspector
How much do home inspectors make in Texas?
Home inspectors in Texas make anywhere from $45,000 to $100,00+ per year, depending on the specific location, experience, number of inspections performed, and additional services offered. Self-employed inspectors typically earn more than those working for companies, especially after building a reputation and client base.
Most home inspectors charge $250 to $500+ per inspection, with additional fees for specialized services such as pool inspections, mold testing, or termite inspections (which require a separate license).
How much does it cost to become a home inspector in Texas?
Becoming a home inspector in Texas costs $2,500 to $5,000 on average to get started in the profession. Many consider this a reasonable investment given the potential income and flexibility the career offers.
The table below breaks down the costs to become a licensed home inspector in Texas.
| Component | Average cost |
|---|---|
| Pre-licensing education | $1,500 – $2,000 |
| Application fee | $60 – $120 |
| Exam fee | $220 |
| Insurance (liability coverage) | $500 – $1,500 per year |
| Basic inspection tools / essential equipment | $500 – $1,000+ |
| Marketing and business setup (optional) | $500 – $2,000 |
How long does it take to become a home inspector in Texas?
The timeline to become a licensed home inspector in Texas depends on which path you take:
Apprentice Inspector: As little as 2 to 4 weeks to complete the application and background check
Real Estate Inspector: 2 to 6 months to complete 154 hours of education or gain experience
Professional Inspector: 8 to 12 months to complete 194 hours of education or gain experience
Those pursuing the education route can complete courses at their own pace. Some dedicated students finish in as little as 3 to 4 weeks if they study full-time, while others might take several months while working another job.
Once you submit your application, you have one year to complete all requirements, including passing the exams.
What do home inspectors look for?
Home inspectors in Texas examine the physical structure and systems of a home, including:
Foundation, walls, ceilings, and roof
Electrical systems
Plumbing systems
HVAC systems
Appliances
Doors and windows
Attic, insulation, and ventilation
Fireplaces and chimneys
Exterior components and site conditions
Inspectors document deficiencies according to TREC's Standards of Practice and provide a written report to clients. The goal is to give an objective assessment of the property's condition, not to determine if it "passes" or "fails."
Can a felon become a home inspector in Texas?
Yes, a felon can potentially become a home inspector in Texas, but it's not guaranteed. TREC evaluates applications with criminal backgrounds on a case-by-case basis, considering:
The nature and severity of the offense
Relationship between the crime and the duties of a home inspector
Time elapsed since the offense
Evidence of rehabilitation
Letters of recommendation or character references
Be completely honest about your history—failing to disclose criminal information can result in automatic denial of your application.
Tips for success as a home inspector in Texas
Building a successful home inspection business in Texas takes more than just obtaining a license. Consider the following tips to help you thrive in this competitive field:
Invest in quality tools and technology: Modern inspection tools like thermal cameras, moisture meters, and user-friendly reporting software can set you apart from competitors.
Join professional associations: Organizations like InterNACHI, ASHI, or TPREIA provide resources, networking opportunities, and additional certifications.
Build relationships with real estate agents: Realtors can be a consistent source of referrals. Attend local real estate events and demonstrate your professionalism and reliability.
Create a strong online presence: Create a profile on HomeGuide, develop a professional website, maintain active social media accounts, and encourage satisfied clients to leave positive reviews.
Offer additional services: Consider getting certified in specialized inspections like mold, radon, or pool inspections to increase your value to clients.
Provide excellent customer service: Be punctual, thorough, and willing to explain your findings in terms clients can understand. A positive experience leads to referrals.
Continue learning: Beyond required continuing education, stay current with building technologies, materials, and best practices.
Consider a niche: Some inspectors specialize in historic homes, new construction, or commercial properties, building expertise that makes them the go-to inspectors in their specialty.
By following these steps and continuously improving your skills and business practices, you can build a rewarding career as a home inspector in Texas. The profession offers the independence of self-employment, intellectual challenge, and the satisfaction of helping people make informed decisions about one of their most significant investments.
Using our proprietary cost database, in-depth research, and collaboration with industry experts, we deliver accurate, up-to-date pricing and insights you can trust, every time.