Missouri to Utah: home inspector license reciprocity

Utah began licensing home inspectors in 2026, and it did it in an unusual way. House Bill 58 of the 2025 general session created a new license classification called Private Home Inspector, defined in statute as an individual who offers services to the public and examines residential dwellings and their components to identify potential issues associated with the sale or purchase of real property. The bill took effect on 1 January 2026 and the Division of Professional Licensing opened applications and began enforcing the requirement on 1 May 2026. The classification sits inside the division's existing Building Inspector program, next to the Combination Inspector and Limited Inspector licenses held by code officials, and is overseen by the Building Inspector Licensing Board. The unusual part is what Utah asks for. There is no state examination, no state-set education requirement, no experience threshold and no trainee tier. Instead the division requires a current and active national certificate from one of three named bodies - the American Society of Home Inspectors, the International Association of Certified Home Inspectors, or the International Code Council as a Residential Combination Inspector - and two insurance policies, general liability of $500,000 and errors and omissions of $500,000, each naming the division as certificate holder. Both the certification and the insurance have to be kept current for as long as the license is held, and letting either lapse is a disciplinary matter. Licenses in this program expire on 30 November of odd years. Utah effectively outsources the competence test to the certifying bodies and keeps the consumer protection for itself in the form of mandatory insurance and disciplinary jurisdiction.

Missouri 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 Division of Professional Registration publishes the full list of the professions Missouri does register, from certified public accountants, architects, professional engineers, land surveyors, landscape architects and interior designers through real estate agents, brokers and appraisers to private investigators, athlete agents and professional wrestlers, and home inspection is not on it; the only construction trade on the entire list is Electrical Contractors. Title XXII of the statutes, Occupations and Professions, tells the same story: its chapters run from 324 to 346 and none of them concerns home inspectors. The legislature has been asked to change this and has not: House Bill 1066 of 2019 would have added fourteen new sections to chapter 339 creating a Missouri home inspectors board, an apprentice tier and a statutory definition of home inspection as "the process by which a home inspector, for payment, visually examines the readily accessible systems and components of a residential building and describes such systems in writing", but chapter 339 today contains no section in the 339.900 to 339.939 range the bill would have created. No Missouri city fills the gap either. The cities that license occupations in this space license the building trades, not the people who inspect them: St. Louis runs boards of examiners for electrical, mechanical, plumbing and drainlaying, and sprinkler contractors, and Springfield certifies journeyman and master electricians, plumbers, mechanics and gas fitters. An inspection business may still need an ordinary local business license, such as the City of St. Louis graduated business license, but that is a revenue and business registration rather than a credential in this trade. Because Missouri 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 Missouri home inspector instead is general law: the Merchandising Practices Act, at RSMo 407.020, makes unlawful any deception, fraud, false pretense, false promise, misrepresentation, unfair practice or concealment, suppression or omission of a material fact in connection with the sale or advertisement of merchandise, which RSMo 407.010 defines to include services, and RSMo 407.025 gives a buyer who purchased primarily for personal, family or household purposes and suffered an ascertainable loss a civil action for damages, punitive damages, attorney's fees and equitable relief. Beyond that it is the written pre-inspection agreement and ordinary contract and negligence law that set the duty owed, because Missouri has enacted no statutory standard of care for home inspectors and no statute governing the content or form of an inspection report. One practical boundary: any repair work that comes out of a report has to go to a Missouri-licensed electrical contractor or to whichever trade the city of the job licenses, and on radon the Department of Health and Senior Services only recommends, and does not require, a contractor certified by the National Radon Proficiency Program or the National Radon Safety Board.