Home inspection business

Home Inspection Business — Earn $3,000–$10,000+ per Month Performing Pre-Purchase and Maintenance Inspections

A home inspection business offers one of the highest earning potentials per hour of any service-based side hustle, with experienced inspectors charging $300–$600+ per inspection that takes 2–4 hours on-site plus 1–2 hours for report writing. Home inspectors evaluate the structural, mechanical, electrical, plumbing, and safety systems of residential properties, typically for buyers before closing on a home purchase. The demand is directly tied to real estate transactions — with roughly 5–6 million homes sold annually in the U.S. — plus a growing market for maintenance inspections, pre-listing inspections, and insurance inspections that provide income independent of home sales volume.

The business requires certification and training (typically 80–200 hours of coursework depending on your state), but there's no college degree required and most aspiring inspectors complete their training in 2–4 months while working another job. Startup costs of $2,000–$5,000 cover training, certification, tools, insurance, and basic marketing. Once established, solo inspectors performing 3–5 inspections per week earn $4,000–$10,000+ per month with excellent flexibility to set their own schedule.

What Home Inspectors Actually Do

• Standard pre-purchase inspection ($300–$600): The core service. A buyer hires you to evaluate a home before purchasing. You spend 2–4 hours on-site examining the roof, foundation, structure, electrical system, plumbing, HVAC, insulation, ventilation, water heater, appliances, and overall safety. You then produce a detailed written report (typically 30–80 pages with photos) within 24–48 hours documenting findings, deficiencies, and recommended repairs. This report helps the buyer negotiate repairs or price adjustments with the seller.
• Pre-listing inspection ($250–$450): Sellers hire you before putting their home on the market to identify issues they can fix proactively. This is a growing segment as realtors educate sellers on the advantages of pre-listing inspections to avoid deal-killing surprises during buyer inspections.
• New construction inspection ($300–$500): Inspecting newly built homes before the buyer's final walkthrough. Even new homes have defects — studies show an average of 100+ deficiency items in new construction. Builders may resist, but buyers increasingly demand independent inspections.
• Annual maintenance inspection ($200–$350): Homeowners hire you for yearly checkups to catch issues before they become expensive problems. This creates recurring revenue independent of real estate market cycles. Some inspectors offer annual maintenance plans at $250–$400/year.
• Specialty add-on services ($75–$300 each): Radon testing ($125–$200), termite/wood-destroying organism inspection ($75–$150), mold testing ($150–$300), sewer line camera inspection ($150–$300), pool and spa inspection ($100–$200), well water testing ($100–$200), septic system inspection ($150–$300). These add-ons can increase your average ticket by 30–60%.

Training and Certification Requirements

• State requirements vary significantly: Some states (like Colorado) require no license at all, while others (like Texas) require 400+ hours of training and apprenticeship. Most states fall in the 80–200 hour range. Check your state's requirements at the American Society of Home Inspectors (ASHI) or InterNACHI websites.
• InterNACHI certification (recommended): The International Association of Certified Home Inspectors offers the most widely recognized training program. Their online course package covers all inspection disciplines and costs $700–$1,200. The coursework is self-paced and can be completed in 2–4 months. InterNACHI membership ($499/year) includes ongoing education, marketing materials, inspector logos, and professional liability insurance discounts.
• ASHI certification: The American Society of Home Inspectors offers another respected certification path. ASHI requires 250 inspections and passing a written exam for full membership. Many inspectors hold both InterNACHI and ASHI certifications.
• Field training: Beyond classroom/online training, shadowing an experienced inspector for 10–25 inspections is invaluable. Some training programs include ride-along hours. You can also reach out to local inspectors and offer to assist for free in exchange for learning.
• Timeline to first paid inspection: With focused effort — 2–4 months of coursework (10–15 hours/week), obtaining your state license/certification, purchasing equipment, and setting up insurance — you can be taking paid inspections within 3–5 months of starting.

Equipment and Tools

• Essential inspection tools ($500–$1,000): Electrical tester/outlet tester ($20–$40), moisture meter ($40–$100), infrared thermometer ($30–$60), carbon monoxide detector ($30–$50), gas leak detector ($40–$80), flashlights including a headlamp ($30–$50), telescoping ladder ($150–$300), binoculars for roof inspection from ground ($30–$60), tape measure, level, screwdrivers, probe tools ($50–$80).
• Recommended upgrades ($500–$2,000): Thermal imaging camera ($300–$800) — detects moisture intrusion, insulation gaps, electrical hotspots, and HVAC issues invisible to the naked eye. This single tool dramatically increases your inspection quality and provides impressive report photos that wow clients. Drone for roof inspection ($300–$800) — safer and more thorough than climbing roofs. Professional inspection report software ($30–$80/month) — HomeGauge, Spectora, or Tap Inspect generate professional reports with photos, descriptions, and recommendations.
• Business essentials ($500–$1,500): General liability and E&O insurance ($1,000–$2,500/year). Vehicle with reliable transportation. Business cards and marketing materials ($100–$200). Website ($0–$200/year). Google Business Profile (free).

Building Your Inspection Business

• Real estate agent relationships are everything: 70–80% of home inspection business comes from real estate agent referrals. Agents recommend inspectors they trust to deliver thorough, fair, professional inspections. Your #1 marketing strategy is building relationships with local agents. Attend real estate association events, visit offices with donuts and business cards, offer to give a free presentation on common home issues, and consistently deliver excellent reports and communication. Having 10–15 agents who regularly refer you can sustain a full-time business.
• Google Business Profile and reviews: After agent referrals, Google search is the next biggest source of clients. Optimize your Google listing with photos, service descriptions, and pricing information. Actively request reviews from every client — inspectors with 50+ five-star Google reviews consistently rank at the top of local search results.
• Home inspection platforms: List on platforms like HomeAdvisor, Angi, and Thumbtack to capture direct-to-consumer leads. These platforms charge per lead ($15–$40) or a percentage of the job, but they can fill schedule gaps while you build organic referral networks.
• Real estate websites: Some real estate companies and platforms have inspector directories. Get listed on Zillow, Realtor.com, and local MLS-affiliated inspector lists.
• Social media and content: Post educational content on Instagram, Facebook, and YouTube showing interesting finds from inspections (with client permission). "Found this hidden water damage behind the bathroom wall" posts generate engagement and demonstrate expertise. Local Facebook groups are especially effective for building name recognition.

Realistic Earnings Timeline

• Months 1–3 (training phase): No income from inspections. Invest $2,000–$4,000 in training, certification, equipment, and insurance. Use this time to start building real estate agent relationships.
• Months 4–6 (launch phase): Start taking paid inspections. Expect 2–4 inspections per month initially at $300–$400 each. Monthly income: $600–$1,600. Focus heavily on quality reports and building reviews.
• Months 7–12 (growth phase): As reviews and agent relationships build, volume increases to 8–15 inspections per month. Monthly income: $2,400–$7,500. Start adding specialty services (radon, mold) for higher average tickets.
• Year 2+ (established phase): Consistent 12–20+ inspections per month at $350–$600+ each (including add-ons). Monthly income: $4,200–$12,000+. Some inspectors hire a second inspector and start building a team, doubling capacity while shifting to a management role.

Why Now Is a Great Time to Start

• Aging housing stock: The median age of U.S. homes is over 40 years. Older homes need more thorough inspections, and the growing awareness of issues like radon, mold, and outdated electrical systems drives demand for qualified inspectors.
• Inspector shortage: Many experienced inspectors are retiring, and the profession has not attracted enough new entrants to replace them. In many markets, wait times for inspections are 5–10+ days, indicating undersupply.
• Technology advantages for new entrants: Thermal cameras, drones, modern report software, and digital marketing tools give new inspectors capabilities that veteran inspectors often lack, creating competitive advantages for tech-savvy newcomers.
• Recession-resistant diversification: While pre-purchase inspections decline during housing downturns, maintenance inspections, insurance inspections, and commercial inspections provide counter-cyclical income. Diversified inspectors maintain steadier income across market cycles.