Georgia Home Inspector Licensing
Since 1994, Georgia has required home inspectors to hold a license issued by the Georgia Real Estate Commission. The licensing process ensures inspectors meet minimum competency standards.
Education Requirements
Prospective home inspectors must complete 120 hours of approved education covering:
- Structural systems
- Electrical systems
- Plumbing systems
- HVAC systems
- Roofing and exterior
- Interior components
- Site conditions and drainage
- Report writing and professional standards
Examination and Licensing
After completing education, candidates must pass the National Home Inspector Examination (NHIE) and a Georgia-specific exam. The license requires renewal every two years, with continuing education requirements of 12 hours per cycle.
Verifying Inspector Credentials
Buyers can verify inspector licensing through the Georgia Real Estate Commission's online license search. This confirms active license status and whether any disciplinary actions have been taken.
Standards of Practice
Georgia-licensed inspectors must follow the Georgia Board of Home Inspectors Standards of Practice, which defines what inspections must include and how they must be conducted.
Required Inspection Components
A standard Georgia home inspection must evaluate:
- Structural components (foundation, framing, roof structure)
- Exterior (siding, windows, doors, trim, decks, driveways)
- Roofing (covering, flashing, vents, drainage)
- Plumbing (supply, drain/waste/vent, water heater, fixtures)
- Electrical (service, panels, wiring, outlets, fixtures)
- HVAC (heating, cooling, distribution)
- Interior (walls, ceilings, floors, stairs, railings)
- Insulation and ventilation (attic, crawlspace)
Limitations on Scope
Standard inspections are visual and non-invasive. Inspectors are not required to move furniture, personal belongings, or insulation; operate systems that are shut down or disconnected; or access areas that are dangerous or restricted. These limitations should be documented in the inspection report.
Wood-Destroying Organism Inspections
Termite and other wood-destroying organism (WDO) inspections require separate licensing through the Georgia Department of Agriculture's Structural Pest Control section. Most home inspectors are not licensed for WDO inspections.
The Georgia Wood Infestation Report
Georgia uses a standardized Official Georgia Wood Infestation Report for WDO inspections. This report documents:
- Evidence of current or previous infestation
- Visible damage from wood-destroying organisms
- Conducive conditions (wood-soil contact, moisture issues)
- Previous treatment history if determinable
Lender Requirements
Most lenders require a clear WDO inspection report for loan approval, particularly for FHA, VA, and USDA loans. Conventional lenders may also require termite inspections, especially in high-risk areas like Atlanta.
Seller Disclosure Requirements
Georgia law requires sellers to provide a Seller's Property Disclosure Statement, though sellers can opt for a limited disclosure in "as-is" transactions.
What Sellers Must Disclose
The standard disclosure form covers:
- Known defects in structural components, roof, plumbing, electrical, and HVAC
- Environmental hazards (lead paint, asbestos, radon, underground storage tanks)
- Flood zone status and flood history
- Presence of unpermitted work or code violations
- Boundary or easement issues
- HOA or community association information
"As-Is" Sales in Georgia
Georgia allows sellers to sell property "as-is" with an abbreviated disclosure. However, sellers must still disclose known material defects even in as-is transactions. Buyers should be particularly diligent with inspections when purchasing as-is properties.
Atlanta-Specific Considerations
While state licensing and disclosure requirements apply statewide, Atlanta has some local factors buyers should understand.
Historic District Requirements
Homes in Atlanta's designated historic districts (including parts of Inman Park, Grant Park, and Virginia-Highland) may have renovation restrictions that affect future work. While not part of a standard inspection, buyers in historic districts should understand what modifications require approval.
Sewer System Considerations
Atlanta's aging sewer infrastructure has led to significant city investment in repairs. Some neighborhoods have experienced sewer backups or been affected by consent decree requirements. Sewer scope inspections are increasingly common in Atlanta transactions.
Radon Testing
While Georgia doesn't require radon disclosure, Atlanta and surrounding counties have varying radon levels. Testing is recommended, particularly for homes with basements or significant below-grade living space.
Choosing a Qualified Inspector
Beyond verifying state licensure, Atlanta buyers should consider:
- Experience level (years in business, number of inspections performed)
- Local market knowledge (familiarity with Atlanta housing types and common issues)
- Professional affiliations (ASHI, InterNACHI membership indicates ongoing professional development)
- Sample reports (review format, thoroughness, and clarity before hiring)
- Insurance coverage (errors and omissions insurance protects buyers if issues are missed)