Georgia to Connecticut: home inspector license reciprocity

Connecticut licenses home inspectors statewide through the Department of Consumer Protection under chapter 400f of the General Statutes, advised by an eight-member Home Inspection Licensing Board that sits inside the department. No one may examine and report on two or more systems of a one-to-four-family residential building for a fee without that license, although the statute leaves licensed architects and professional engineers outside the chapter altogether and lets electricians, plumbers, appraisers, insurance adjusters and other license holders keep working inside their own credentials. Connecticut reaches the license through a real two-stage route. A candidate first earns a Home Inspector Intern permit, which asks for a high school diploma or equivalent, a completed board-approved Home Inspection Intern Training Program of at least forty hours covering general home inspection, Connecticut license law, specialized practice areas and business law, and a named Connecticut-licensed supervisor who has agreed to supervise. The intern then performs at least one hundred inspections, the first ten with the supervisor present on site for the whole inspection and countersigning every document, keeps a signed log of them, and passes the licensing examination. The intern permit is a training credential rather than a second destination, so the full Home Inspector license is what an experienced inspector moving to Connecticut applies for, and section 20-492c lets that inspector skip the intern stage: on a written application and a $100 fee the department issues a license to anyone holding a valid license from another state whose standards it finds substantially equivalent to or exceeding Connecticut's. Either the Connecticut state examination or the National Home Inspector Examination satisfies the examination requirement, and the department's testing contractor is PSI. Connecticut requires no errors and omissions cover, no general liability cover and no bond from home inspectors, and it runs no guaranty fund for them: the department's Home Improvement, New Home Construction, Real Estate and Health Club funds cover other credential holders. Licenses expire on June 30 of odd-numbered years, renewal costs $250, and 20 continuing education hours are due each two-year cycle.

Georgia issues no home inspector license, certificate or registration, so an inspector moving here has no state credential to apply for, no examination to sit and nothing to transfer from another state. The Secretary of State's Professional Licensing Boards Division supports the 42 licensing boards housed with that agency and publishes the whole list. Under Building and Contractors it names architects and interior designers, conditioned air contractors, electrical contractors, low voltage contractors, plumbers, residential and general contractors, and utility contractors; the rest of the list runs from veterinarians, athlete agents and auctioneers through cosmetologists, foresters, geologists, funeral directors, nurses and private detectives to used motor vehicle dealers and water and wastewater treatment plant operators. Home inspection is not on it. The same page lists the professions that are licensed in Georgia by some other agency - accountancy, certified nurse aides, dentists, engineers and land surveyors, installment lenders, insurance agents, lawyers, manufactured homes, pesticide applicators, pharmacists, physicians, real estate agents, vehicle tag and title, and water well contractors - and home inspection is not on that list either, so there is no other agency to be sent to. The Georgia Administrative Code says the same thing from the rules side: its department index carries the State Construction Industry Licensing Board and the State Licensing Board for Residential and General Contractors, but no home inspector department, chapter or rule. Because Georgia holds no home inspector examination, the National Home Inspector Examination has nothing to stand in for here, and any "certified" designation an inspector advertises comes from a private trade association rather than from the state. What binds a Georgia home inspector instead is general law. The Fair Business Practices Act, O.C.G.A. sections 10-1-390 and following, exists "to protect consumers and legitimate business enterprises from unfair or deceptive practices in the conduct of any trade or commerce" and declares unfair or deceptive acts or practices in consumer transactions unlawful; it covers services bought mainly for personal, family or household purposes, and its own illustrations include passing off services as those of another and causing actual confusion or actual misunderstanding about the source, approval or certification of a service. A consumer injured by a violation may sue individually for injunctive relief and damages under section 10-1-399, after delivering a written demand for relief to the prospective defendant at least 30 days before filing; the court awards three times actual damages for an intentional violation, plus reasonable attorney's fees and expenses of litigation. The Attorney General's Consumer Protection Division enforces the Act separately whenever it finds a substantial public interest. Georgia has enacted no home inspector practice act, which means no statutory standard of care and no conflict-of-interest rule of the kind that bars inspecting a property you were paid to repair, so the written inspection agreement together with ordinary contract and negligence law sets the duty owed. Georgia does license the work on either side of an inspection: the State Licensing Board for Residential and Commercial General Contractors licenses the residential and commercial general contractors who take on building and remodeling that follows from a report; the State Construction Industry Licensing Board licenses electrical contractors, plumbers, conditioned air contractors, low voltage contractors and utility contractors, so any repair in those trades belongs to a licensee; and putting a value on the property is the work of an appraiser classified by the Georgia Real Estate Appraisers Board as State Registered, State Trainee, State Licensed, State Certified Residential or State Certified General. That appraiser board does offer classification by reciprocity to licensed and certified appraisers from every state, which is the recognition an inbound home inspector will not find anywhere in Georgia.