Licensing & Certification

INFORMATION ABOUT HOME INSPECTOR LICENSING AND CERTIFICATION

 

“Licensed”, “certified”, “qualified”, “experienced”, “years in construction”…..what does it all mean in terms of finding a thorough and trustworthy home inspector to inspect your existing or prospective home? As with most things, the onus is on the consumer to do his/her own research. However, the following may shed some light on a few common questions regarding home inspector licensing and certification. (Please note that the purpose here is to help homeowners get a general sense of what licensing and certification signifies in the inspection industry. If you require anything more than general information, you should refer to the Revised Code of Washington (RCW) and Washington Administrative Code (WAC) for a complete review of the law.)

 

What is the difference between a ”licensed home inspector” and a “certified home inspector”?

 

This requires a two-part answer, the first of which is what is the difference between “licensed” and “certified”?  As a general rule, licenses are issued by a civil authority (such as the state or county). Certifications are issued by organizations within a specialized field, typically but not always, for having demonstrated extensive knowledge and experience within that field. Sometimes, obtaining certain certifications is a condition to obtaining a license.

 

The second part of the answer addresses more specifically “licensed home inspector” versus “certified home inspector”. It will probably surprise you to know that until July 1, 2009, when the state began to issue home inspector licenses under a new law, there was no such thing as a licensed home inspector in Washington State. Most inspectors probably had a business license, and many had the closest thing to a professional license—a license to be a structural pest inspector administered by the Department of Agriculture. However, there was no licensing vehicle for becoming a licensed home inspector in Washington.

 

This isn’t to say that the individual who inspected your home two years ago wasn’t a good and thorough inspector with many years of experience and a string of professional certifications to trump any and all in the inspection industry.  However, the flip side of this is that the individual could have been working as a tiling contractor the week before your inspection.

 

With the new licensing law, consumers can be assured that any individual who calls him/herself a “licensed home inspector” has at least met the minimum standards for experience, education and training. This is certainly a good place to start when assessing qualifications, but it is not conclusive. You must then wade through the plethora of “certifications” and decide which are meaningful and which are simply marketing tools. Assessing the value of certifications takes a bit more research, but it should be considered a critical component of your search for a great inspector.

 

Licensed Home Inspector

The following is an excerpt from Chapter 18.280 of the RCW

“18.280.020 Licensure required. (1) Beginning September 1, 2009, a person shall not engage in or conduct, or advertise or hold himself or herself out as engaging in or conducting, the business of or acting in the capacity of a home inspector within this state without first obtaining a license as provided in this chapter.”

 

The criteria established by the Department of Licensing to become a licensed home inspector in Washington includes meeting a set level of experience and/or educational and training requirements, and passing a written exam. The following is a brief summary of those requirements:

 

Relevant to an experienced inspector

An inspector performing home inspections on June 12, 2008, who can demonstrate that he/she has a minimum of two years of home inspection experience, has conducted at least 100 home inspections and can submit proof of the above can apply for licensure.  If the board deems the submitted proof to be sufficient, he/she is approved to take the written exam.  Upon passing, the inspector is issued a license, and must legally state this status on every business card, report, advertisement, etc.

Ex:  Michael Linde License #314.

 

Relevant to a moderately experienced inspector

In order to be fair to those who had entered the home inspection field just as this law was being enacted, these individuals are allowed a grace period. An inspector performing home inspections on June 12, 2008, but who cannot demonstrate that he/she has the minimum requirements of two years of home inspection experience and 100 completed home inspections by September 1, 2009, has until July 1, 2010 to meet these requirements and pass the written exam.

 

Relevant to a new inspector

An inspector newly entering the field must complete 120 hours of classroom instruction, 40 hours of supervised field education, and complete a minimum of 5 home inspections under the supervision of an experienced inspector. And, a written exam must be passed.

 

Important to note: Because those in the moderately experienced group have until July 1, 2010 to meet licensing requirements, during this grace period you may not be able to distinguish between those in the moderately experienced group and those entirely new and unlicensed beginner home inspectors. Therefore, it is especially important to start your search beginning with a list of those who are currently licensed.

 

See http://www.dol.wa.gov/business/homeinspectors/hilawbook.pdf to read complete details.

See  https://fortress.wa.gov/dol/dolprod/bpdLicenseQuery/ to check the status of an inspector’s license (for License Type query, select “Licensed Home Inspector”)

 

 

Licensed Structural Pest Inspector

Prior to the enactment of the home inspection licensing law, home inspectors were required to be licensed structural pest inspectors. This is no longer a separate requirement as the issue of pest inspections is covered under the home inspector licensing law, specifically in WAC 308-408C-070 Structure. (1) (b). However, because the home inspection licensing law discourages the identification of the pests, some home inspectors may choose to continue renewing the separate structural pest inspectors’ license in order to continue providing a complete wood destroying organism inspection with their general home inspections.  If they do not maintain this separate license, their pest inspections must be limited to the following described in an excerpt from Chapter 18.280 Home Inspectors:

“18.280.190 Structural pest inspector.  Any person licensed under this chapter who is not also licensed as a pest inspector under chapter 15.58 RCW shall only refer in his or her report to rot or conducive conditions for wood destroying organisms and shall refer the identification of or damage by wood destroying insects to a structural pest inspector licensed under chapter 15.58 RCW.”

 

Certified Home Inspector

Undoubtedly, you have encountered home inspectors who tout their “certified” status. In fact, our inspectors do. Some inspectors are specific in their description, as in “ASHI-certified” or “ICC-certified”, while others assert a more ambiguous distinction, such as “nationally certified”, or simply, “certified”.  Unlike licensing laws, which is established through a legislative process and has a legal element, certifications can be issued by any trade organization or similar entity. However, in no way should this be taken to mean that a certification is meaningless or less significant than a license. In fact, the condition for certification by some organizations is more rigorous than those requirements for state licensure. The trick is to recognize which certification is a good measure of qualification and which are simply marketing tools.  The following is by no means an exhaustive list, but intended to highlight a few of the more familiar certifications and their respective criteria for becoming certified:

 

American Society of Home Inspectors (ASHI)

Established in 1976, this organization is the oldest and considered by many to be the most respected non-profit professional association for home inspectors.  Its members adhere to a strict Code of Ethics and perform inspections consistent with the ASHI Standards of Practice. Until the recent introduction of the Washington Standards of Practice, ASHI’s Standards were the benchmark for thorough and consistent home inspections. This organization offers home inspectors three membership categories:

 

ASHI Certified Inspectors

  • Pass a closed-book, proctored exam, which has been developed over many years to specifically test skill-sets and technical expertise critical to being a competent inspector
  • Pass the Ethics and Standards modules
  • Had inspection reports verified for compliance with the ASHI Standards of Practice
  • Submitted proof of having performed at least 250 paid inspections that met or exceeded the ASHI Standards of Practice
  • Earn 20 hours of continuing education each year

ASHI Associates w/Logo

  • Same as the requirements for ASHI-certified status, except:
  • Submitted proof of having performed at least 50 paid inspections that met or exceeded the ASHI Standards of Practice, rather than 250

ASHI Associates

  • Just joined ASHI as a new inspector, or an experienced inspector who has yet to complete ASHI’s requirements for upper level membership
  • Earn 20 hours of continuing education each year

National Association of Home Inspectors (NAHI)

The National Association of Home Inspectors (NAHI) is a non-profit professional association established in 1987 to promote and develop professional standards for home inspectors and the home inspection industry. Its reputation in the industry is similar to that of ASHI, and in fact, the two organizations have discussed collaborating on a joint task force to further serve the industry and its members. NAHI members also abide by its Code of Ethics and follow its Standards of Practice. There are three levels of membership:

 

NAHI Certified Real Estate Inspector (NAHI CRI)

  • Members must complete a minimum of 250 paid inspections
  • Pass a “legally defensible”, proctored exam designed to test the technical expertise necessary to be a qualified inspector
  • Submit copies of three completed home inspections each year for review
  • Complete a minimum of 16 continuing education units each calendar year

Regular Membership

  • Members must complete a minimum of 100 paid inspections
  • Pass a “legally defensible”, proctored exam designed to test the technical expertise necessary to be a qualified inspector
  • Complete a minimum of 16 continuing education units each calendar year

Associate Membership

  • Complete a 40-hour comprehensive home inspection training program, or complete a minimum of  20 paid home inspections
  • Complete a minimum of 16 continuing education units each calendar year
  • Associate members have two years to upgrade to the regular membership

International Code Council (ICC)

This organization was established in 1994, and is dedicated to developing the codes used to construct residential and commercial buildings. Its membership association is dedicated to building safety and fire prevention. There are many membership categories, all of which allows access to the organization’s vast technical resources. To obtain one of its professional certifications, one must pass one or more of a series of exams. The exams are designed to test the participant’s knowledge of building science, technical expertise and matters related to building codes, and are considered to be some of the most challenging and rigorous in the industry. Therefore, a professional certification obtained from this organization (or ICC-certified) is acknowledged by many to be a major accomplishment.

 

Exterior Design Institute (EDI)

The Exterior Design Institute (EDI) is a non-profit organization dedicated to training and certifying Moisture Analysts and Building Envelope/ Exterior Insulated Finish Systems (EIFS) Inspectors. Its EIFS Third Party Inspector certification program is considered one of the best in the country for training and certifying inspectors to evaluate EIFS (also known as synthetic stucco).  Inspectors who obtain a professional certification by this organization (or EDI-certified) agree to practice within its established Code of Ethics and Standards of Practice.

 

International Association of Certified Home Inspectors (InterNACHI)

Established in 1990, the International Association of Certified Home Inspectors (InterNACHI) has successfully leveraged the power of the internet and other marketing tools to amass one of the largest membership bases in the industry.  A highlight of this organization is its marketing efforts dedicated to helping its members grow their businesses. It also strives to help members improve their technical knowledge by offering relevant courses online for free. While there are no requirements for an inspector to have previously completed home inspections to become “NACHI-certified”, new members are required to pass an online exam and agree to participate in a list of courses within a specified time period.

 

How should a consumer go about finding a qualified professional home inspector? 

 

1. Be sure to ask your inspector whether he/she is CURRENTLY licensed.

If he/she is currently licensed, it tells you that this individual has been doing home inspections for a minimum of two years, has completed at least 100 home inspections, and has passed the licensing exam. As mentioned above, there are those who qualify for the grace period allowed under this law. These individuals have until July 1, 2010 to meet licensing requirements. A potential byproduct of this extension is that it will be difficult to distinguish between those who are operating under the “grace period” and those that began their home inspection careers the week before. Unless you personally know the moderately experienced inspector and feel confident he/she can do a good job, why take the chance with an individual who doesn’t have a professional license?  See above for a link to WA Dept of Licensing to check the licensing status of an inspector.

 

2. Ask the inspector how many actual home inspections he/she has performed.

 

3. Ask the inspector to elaborate on their “construction experience”.

With the recent downturn in the construction industry, many in that field have entered the home inspection industry. While having been a tradesperson or general contractor in residential construction certainly gives one an advantage, building new homes does not necessarily equip an individual with the experience necessary to evaluate 100+ year old foundations or 30 year old boiler systems. In fact, the potential for misleading consumers to think that “construction experience” qualifies one to inspect homes was significant enough that it was specifically addressed in Chapter 308-408C WAC Standards of Practice. The following is an excerpt:

“WAC 308-408C-020 Ethics—Statement of purpose.

(11) Not advertise previous experience in an associated trade as experience in the home inspection profession. An inspector’s advertised inspection experience will reflect only the inspector’s experience as a home inspector and inspectors shall not advertise, market or promote their home inspection services or qualifications in a fraudulent, false, deceptive or misleading manner.”

4. Note which certifications the home inspector holds and follow up by reading about the association that issued it.

The American Society of Home Inspectors (ASHI) and International Code Council (ICC) are considered by many in the industry to be the gold standard.

 

5. When you talk with the inspector on the phone, make sure you get a good sense that he/she will encourage questions and that he/she will take the time to explain anything you don’t understand.

Purchasing a house or preparing a house to sell is a big life event for most of us. So, it’s important to find an inspector who understands your perspective of the inspection process, and takes the time to make sure you have all the information you need to make an informed decision. What would be the point of going through Steps 1 through 4 to find the most knowledgeable and experienced inspector if he/she cannot effectively communicate all of that information to you.

 

6. Ask a trusted professional, friend or family member to make a recommendation on a qualified home inspector with whom they have previously worked.

You should still take Steps 1 through 5. But, at least you have a good place to start.