PennsylvaniaPennsylvania would license home inspectors and set inspection rules
If enacted, people inspecting homes for a possible sale would generally need a state license and would follow training, reporting, and safety rules.
What it does
People who inspect homes for a possible sale would generally need a state license. New applicants would need training, 50 supervised inspections, and an exam; some current inspectors could qualify through a limited route.
Inspectors would need liability insurance and written contracts. Reports would have to describe defects and visible mold, and inspectors would have to disclose urgent safety threats at occupied homes.
Home inspectors would complete 32 hours of approved continuing education during each two-year renewal period, including three hours on manufactured and modular homes.
Argument forClients and occupants may get clearer warnings about urgent hazards and visible mold, while clients control who receives their inspection reports.
Argument againstAspiring inspectors could face a lengthy path to a license, with required training, supervised inspections, an exam, and insurance.
More detail
The State Real Estate Commission would license home inspectors and register inspectors-in-training. The rules cover paid visual inspections of homes for a possible sale, with exceptions for single-system inspections, listed specialized checks, and inspections tied to moving into or out of a rental. Applicants generally would need approved instruction, 50 supervised inspections, an exam, and other qualifications. Active inspectors could use a limited licensing route if they meet the stated experience or inspection and exam requirements. Engineers and architects are excepted from the license requirement, but must follow specified inspection rules. The licensing provisions would take effect two years after the act takes effect. Active inspectors could apply through the limited route during the first two years after that provision takes effect.
Licensed home inspectors would have to follow rules for insurance, inspection conduct, contracts, reports, and business practices. These rules apply to licensed home inspectors and, for certain unfair business practices, their employers or related businesses. Inspectors would have to tell the owner and occupants about an immediate health or safety threat in an occupied home. Rules would bar certain repair fees after an inspection, undisclosed financial interests, referral payments, and fees tied to report conclusions or a sale closing. A home warranty company could still make repairs under a home warranty contract. Inspectors would have to provide proof of insurance within 30 days after getting a license and keep professional liability coverage for at least one year after their latest report. The coverage rule excludes reports delivered before this provision takes effect.
Licensed home inspectors would complete continuing education during each license renewal period. The requirement applies to licensed home inspectors renewing their licenses. Courses would need commission approval. Three of the required hours would cover federal and Pennsylvania manufactured-home standards and the installation of manufactured and modular homes. The 32 hours would be required during each two-year license renewal period.
Where do you stand?
Choose your position
Tell your reps
Take a position to see your representatives and ways to contact them.
Where it stands
- Introduced
- Passed House
- Passed Senate
- To Governor
- Became Law
Looking ahead
No hearings or votes scheduled.
History
- 2026
- Oct 13Referred to Consumer Protection & Professional LicensureLatest
- Sep 29Third consideration and final passagePassed House
- Vote recorded FINAL PASSAGE. Result: pass.Lower
- Vote recorded Committee vote (Appropriations): Re-report Bill As Committed. Result: pass.Lower
- Sep 29Re-reported as committedMinor
- Sep 28Re-committed to AppropriationsMinor
- Vote recorded A3986. Result: pass.Lower
- Sep 28Second consideration, with amendmentsMinor
- Sep 28Removed from table
- Sep 8Laid on the table
- Sep 8Re-reported as committedMinor
- Jun 24Re-committed to RulesMinor
- Vote recorded Committee vote (Professional Licensure): Report Bill As Amended. Result: pass.Lower
- Vote recorded Committee vote (Professional Licensure): Adopt Amendment A03916. Result: pass.Lower
- Jun 24First considerationMinor
- Jun 24Reported as amendedMajor
- Jun 17Referred to Professional LicensureIntroduced
Consumer ProtectionEducation