A Brick by Brick Guide to Becoming a Home Inspector

Written By Voyager Home Inspections

So you have committed yourself to becoming one of us and joining our home inspection profession. Wonderful! Welcome! You’ve done your research, Created your pros and cons lists, talked with fellow home inspectors, and have decided that the benefits, perks, and lifestyle outweighs the downsides. I didn’t regret it and I don’t think you will either. If you haven’t decided yet or are still wavering give “Should I Become a Home Inspector” a read.


Home inspecting around the country has various different rules, regulations, restrictions, and requirements. Each state is different from California having no licensing to Florida having strict licensing procedures. Be sure to research and know your own states specific requirements. This article is focused on Arizona procedures and regulations. Our rules change over time, So Check with your local governing board to ensure you have the most up to date information. Arizona Home Inspectors are governed by the Board of Technical Registration - All the most current and up-to-date information can be found here - btr.az.gov


Step 1 - Hardest One

 

You’ve already made it. The decision to commit to the career. Yes this is a career. This isn’t a stepping stone to another position, the ladder is gone. For some this is found early in their working life, for most it is a final more relaxing way to finish their working chapter. Regardless of your life path getting here, you on a new trail and the first leg of that trail is long and hard. Remember, a journey of a thousand miles starts with just one step. Just keep putting one foot in front of the other and you’ll get there.  


Step 2 - Check Yourself 


Go through your local licensing body application throughly before taking the next steps to ensure you are eligible to become a home inspector. Arizona  - Applicants Site

  • Do you have a background that may disqualify you from getting a license?

  • Is there any appeal process or wavier you can obtain to meet those qualifications?

  • Think about the job its self. Do you have a license to drive?

  • Can you meet the physical demands of roofs/crawls spaces, Heat/Cold?

  • Do you have the drive, will, temperament, attitude to deal with all the nuances of home inspection. 

  • Do you have the financial means to endure this trek?


    Not sure check out “The Dark Side of the Home Inspection World”


Step 3 - Don’t quit your day job. 


One of the biggest mistakes I see is when people start the process of becoming a home inspector is leaving their current job/career. The process from day one to first paycheck is a long road, most of which you can do while still earning from your current position. If you are in-between jobs, consider getting a part time gig to stave of the burn of the wait. More on the burn in a bit.


Step 4 - Get Schooled

 

In Arizona you need a minimum of 84 hours of training. That training be accomplished a variety of ways - In-school, Online, or a hybrid of each. 

For Arizona applicants the training or an equivalent course must be conducted by an educational facility that is licensed by the Arizona State Board for Private Postsecondary Education, or accredited by the Distance Education Accrediting Commission, or by an accrediting agency approved by the United States Department of Education. In accordance with R4-30-247(A)(5).

The different ways to get your schooling depends on how you learn. Most of us learn the best by experience, good ole hands-on training. Don’t worry that comes later. First, you’ll need to hit the books, memorize clearances, requirements, and concepts, which will be guided by the codes. Consider this your foundation and your prep for the National Exam.

For book learning, you need to ask yourself -

  • Can you do it online? Can you ignore the distraction of your home?

  • Do you need to be in a guided course, or can you go at your own pace?

  • Are you better off sitting in a school, where you have the ability to ask questions and are free from distractions?

    Each has its pros and cons. The decision may not be simple. The decision should be heavily influenced by how you personally learn best.

In-School -

In-school offers the most interactive experience. The teacher can see you. They may even be able to tell when you are lost or may need a little further explanation. You have the ability to ask questions. It is the most engaging. Most in-person schools will have props, and hands on materials. Having classmates to chat with, bounce ideas off with, study with, can be extremely helpful. Your classmates and instructors are also the first networking group of your new career. These relationships can prove to be invaluable for the future. The only true down sides are the commute to and from, little to no flexibility for the hours of training, and of course - The Cost.

Online -

This can be the most inexpensive. This is also the hardest way to learn. If you have the ability to focus, separate yourself from distraction, stay engaged, and simply put your nose to the grind stone and get it done. It can be a great path. No commute, No set hours, No big tuition. This was my path - While working a full schedule I was able to complete the course in about two weeks, locked in a room of the house and just grinding it out. Work, school, sleep, repeat. No time for the family, TV, or fun.  The best part of this option is you don’t have to follow my footsteps and grind it out. You can just do a part of a class at night, after the kids go to sleep, finish the class the next night. Take the weekend to knock out a course or two. The freedom is there for you to go at your own pace Stop when you want and pick back up where you left off at your leisure. A bonus of the online video classes is most schools allow you to re-watch those classes for a given period of time even after completing the course. You do lack the social interaction and, networking opportunities and at times have to work harder to grasp that concept or theory that is new to you. Study buddies are non existent and there are no props. 

Hybrid -

Here is where depending on the hybrid course you can intermingle the two. Virtual learning is quickly becoming the norm. Not having to drive in or commute, but still having the ability to ask questions. Still engaging with classmates and creating those networking opportunities without leaving home. You may even have the opportunity to start and stop if the need arises or do a class on a different date all depending on the school and the course.  The cost may not be as expensive as an in-person course but is still typically higher than an online video course. 

Again look inward. Do what is best for you. I teach in person at Inspector Career Training Academy. When I did my schooling it was through AHIT American Home Inspector Training. I see the benefits of both. I have had some students that could have done an online course, and some that wouldn’t have made it without a little hands on help. All have in my option have received far more than just a video course. 

Pro Hack

“get your 84 hours of training for under $100”

InterNACHI is a Home Inspector association. As is ASHI. I am an active member of both and each are great in their own right. Each have a similar training path. Let’s focus on InterNACHI. InterNACHI comes with their membership - an online education that is accepted by the Arizona BTR for training. Your can get a year membership for a cheaper price than the typical online courses, or you can just pay month to month. Buying a full year is cheaper but the month to month offers more financial freedom. At the time of writing, month to month is $49.00. Now let’s say to don’t grind it out but don’t drag on the training, You may be able to get your 84 hours of training for under $100 (two months of membership). If money is tight you could then cancel membership until you get your license. Ultimately, I do think you should be apart of both ASHI and InterNASHI and continue furthering your education continuously throughout your career. 

Whatever your choice ends up being -

Focus, study, take notes, and do further side research to grasp those important concepts. Take your schooling seriously this is your foundation for the obscurities you’ll see in the real world. It is your knowledge base. The very next step after schooling is the national exam, you have to pass it. All the answers are given to you in your schooling. Your parallels will train you for the vast majority of what you will run into on a day to day basis. The classes and books will teach you about your weird and wild encounters. It will also jump start you internal gut feeling/radar/home inspector sense, that something is just not right. Hit the books, study hard, and absorb as much as you can.

Step 5 - Test Time

Time to take the National Home Inspector Examination, NHIE. 

There is a line of thinking that I hear that I don’t agree with - “After schooling, I’m going to wait to test. To give myself more time to study. To do some parallels. Get hands on training. That way I am are more prepared for the NHIE.” I whole heartily disagree with this line of thinking. The school has prepped you for this test given you all the answer and knowledge for this test. The school and course work teach you home inspection for the entire country and rare situations. Your parallels only focus on local building practices and common issues. This test is not focused on the local and common. The day you get your school certificate you should go online and sign up for the soonest available slot to take the test. Take the test and get it off your plate. I truly feel the sooner you take the test from completing the course the better your chances of passing are. Time is not your friend. If you are in Wisconsin after two months of parallels how much knowledge are you going to retain about evaporative coolers. If you are in southern Arizona how much are you retaining about ice dams and frost lines.  What do you eat midday 8 days ago? What did you eat last night? Which is easier to answer?

The test is proctored, you will need to schedule it. There have been students that have had to wait 2-3 weeks just to get a time slot to take the test. Though it has been quicker lately. If you are forced to wait, take that time to study and prepare. Don’t waste it. Don’t distract yourself. Stay focused. You can breathe and relax once the NHIE is over.

The test is $225 (at time of writing).

Best case scenario is you pass, the weight of it is off your shoulder, and you move on to the next step. 

Worst case scenario is you don’t pass. Don’t fret, you can take it again. Each time you take it, it does cost $225 and you have to wait 30 days between each take. Ok so let’s say you do fail, now you have to wait that 30 days, in that 30 days you can be studying, taking practice exams, and you can start completing steps 6 & 7 (though cautiously and slowly take those steps). If you would have waited to take the test until after your parallels are complete, and then fail, now you are just waiting around, while studying and taking practice exams.

Step 6 - Review Application

Congratulations, you are about half way through the process. The hardest part is behind you. It is time to step back. Yes, step back, and review your application. This step can be fluid, part done in Step 2, most, if not all completed in Step 4, again now, with maybe one or two things you are still waiting on, which you can do while completing Step 7. 

You should have the application all together, the majority of it should be ready to go, fingerprint card, documentation, school certificate, NHIE certificate, etc. The only thing you should be missing at this point is your parallel inspection log, parallel instructor review, and affidavit. 


Step 7 - Parallels


Time to get down and dirty. Not really, but you get the drift. Again, I can’t stress this enough don’t start this process to early or hastily. Each step is a process and should be taken in stride with a focused attention to each. You can start the research of this step earlier (while in school) lining up this step, so when you are ready to take it, it is ready to jump into. 

Some parallel inspectors will encourage you to start this process earlier. While some of their reasoning may sound logical and feels like it will shorten this process, beware. The simple fact of the matter is - not all who start this whole journey will get to this step. Some instructors realize this and try to get students to buy or do their parallels before they wash out/quit. Life or circumstances sometimes gets in the way of our goals, or a new opportunity presents itself that is more appealing. Getting ahead of yourself or paying ahead of the process can cost you a lot of money. 

This step is going to cost you the most. On average, a parallel inspection costs about $100. 30 inspections = $3000. More than all the rest of the process combined. This is where you need to spend your money wisely. 

Money isn’t everything, same as when it comes to your parallels. The main objective is to learn how to do a home inspection in your area. This is not just a box to check to get your license. You will want to learn from the best. You want to learn as much as you can. You want to see as much as possible.

Ideally, You should try and view as many different types of properties as you can. I good check list would be - a mobile home, town home, single family detached. Within those try and get different ages of construction - pre 1950, 1950-1970, 1970-1999, 2000 to present, and a brand new build. Try and get a crawl space of a non-moblie home.

Some of the properties that do not qualify for your BTR parallels are commercial properties, multi-plexes (duplex, triplex, etc.), and any condo, townhome, or apartment that has more than 4 units in the same building (If you can walk fully around the building and there are less than 4 residences, it would count). Even though they will not count for your license qualifications, it would be great learning experience for you to attend.

Each inspector inspects in a slightly different way, with a different process, different structure, different software, uses different tools. Don’t just pick one instructor. Yes, some will offer a discount for  purchasing all of your parallels in one upfront package, that is appealing. Ultimately, you should get to know your instructors, experience different instructors, see a different way of doing the inspections. Some will be too quiet, some too talkative, some set in old ways, some not experienced enough, some have too much business to truly focus on helping you, some don’t have enough business to keep up with your goals and timeline, and with some you make just not like the way they do business or their personality. Here are some guidelines to help you choose your instructors and possibly future mentors-

  • Check to see if they are qualified to be an Arizona Certified Home Inspector - “A Parallel Inspector shall be in good standing with the Board and shall not have received any disciplinary action from the Board within the preceding three years. The Parallel Inspector shall have been continuously certified by the Board as a Home Inspector for at least three years and shall have conducted at least 250 fee-paid home inspections in the State of Arizona.”

  • Check their credentials -

  • Meet and Greet your inspectors - They may let you do a “Ride-a-Long” or a walk-around inspection with them (doesn’t count as a parallel). Though, a simple phone call will sometime suffice.

  • See if they currently have other parallel students joining them - The state allows up to 4 students per parallel. Keep in mind, that is 5 bodies in the attic, crawlspace, on the roof, etc. Sometimes, less is better. Though having another student also gives the opportunity for someone to ask the question you didn’t think to ask.

  • Ask the number of inspections they have on average that you can attend per week. There are several different reasons they may not bring you along on every inspection - Occupied home, busy day, agent preferences, home doesn’t qualify for the BTR, etc. This shouldn’t be a disqualifying box for your inspector check list, remember you should be using multiple instructors.

  • What software are they using - Are you committed to an inspection software? If not this give you the opportunity to see and observe different types. If you are committed then maybe give preference to instructors with the same software (though this should be low on the preferred list).

When you have your instructor short list together - keep up with them, see when their inspections are and start creating your schedule. Depending on the number of instructors, you may have multiple options per day or no options for a week. This is the nature of home inspections - Feast or Famine. 

Now don’t go and fill your week up trying to fit in 3 a day five days a week. I know what you are thinking -“But that means I’ll be halfway done”, Wrong. The BTR requires you do a report for every parallel. In the beginning the report will take you longer than the inspection itself. Once you finish your report, you’ll need to proof read it and send it to your instructor for review, The inspector will review your report and return it with notes. You’ll make the final changes and you are finally finished. Especially for the first 15-20 try and only do one a day and no more than five in a week or two in one day and the next day off in order to give yourself time to complete the reports.  You’ll find a  rhythm - Inspection, write report, review notes from instructor, make changes, and circle around to do it again. Trying to write a report from an inspection three inspections back is hard. Forget about trying one 5 or 6 back. Again, you are not just checking a box here. You should be trying to learn and observe as much information you can. This is usually the longest process. If done correctly it is a 6-8 week process. 

Bring your paperwork to each inspection. Your inspection log with the instructors signature should be completed at the end of every inspection. As you get closer to the “30” finish line ensure you get an affidavit and a review sheet from each instructor. 

Tips for parallels -

  • Show up early

  • Do not park directly in front of the house - Leave parking spots for the instructor, agents, and potential buyers. You may have to walk a bit but you will be on your feet all day - you’ll get used to it.

  • Be Clean, Groomed, and have good hygiene.

  • Dress and Act appropriately

    • no logos, statements, wild colors - also keep in mind you will be going in attics/crawlspaces, on roofs, through bushes, mud, etc. If you don’t want anything to get dirty, don’t wear it.

    • Proper shoe attire (no flip flops, dress shoes etc.)

    • Tools (optional) some make have you bring some basic tools but you should be observing and learning more than doing.

    • Camera - Take lots of photos. You don’t have to put them in your report, but as a reference in addition to your note will be valuable for writing the report

    • Note pad - take extensive notes.

    • Eyes open - Mouth shut. - Feel free to ask questions but this isn’t a social meeting. Stay away from idle chit chat and off-topic conversations. Side note - Keep in mind you are in someones else’s private home/sanctuary. They may be home, may be engaging in practices you don’t agree with, watching a news channel you do not prefer, trying to start up a conversation in which you do not have the same views. This is still their home and you are only there as a guest in that home. They have the right to kick you out at any point and your instructor with you. That will not go well for anyone. Bite your tongue, smile, nod, and let your instructor guide you away in any difficult encounters. Even if no one is home, watch your mouth, there is always a camera, they are always watching, and have video evidence. It is their home and they can record/watch whatever they want. Imagine yourself as being in a casino, or a department store with eyes always on you and you’ll never be surprised when you find out there are.

  • Be professional - You are an expert. You are courteous. You are kind. You hold yourself to a higher standard than most. - Prove it.

  • Your instructor may ask you to leave before the walkthrough or have you attend. Attend if possible. Learning how to engage with the client is a valuable tool. Though if your instructor guides to out the door, respect it. There is various reason he may; agent preference, number of bodies attending walkthrough, etc.

  • Be Sober - Should have to be said but I’m saying it. No drugs or alcohol should be in your system and no odor of said items should be detectable. Marijuana and prescription drugs may be medically necessary for you but not during an inspection. There will be roofs, attic, ladder work, etc. Any compromised judgement or faculties can be dangerous and even fatal.

  • No smoking - You are a professional, don’t walk up to a house flicking a butt into the street, or smelling like a chimney.

  • Realize the same standards you set for yourself should be provided by the instructor. You are paying for this parallel. If you do not feel like the instructor is meeting your expectations let him know. Do not do anything you are uncomfortable with. At any point it is your right to walk away.

  • Most importantly learn and absorb as much as you can.

Step 8 - Submit Application


Now it’s time for you to go through you application with a fine tooth comb. Make sure everything is perfect. Double check and re-check. Submit your application. I recommend taking it personally by hand and dropping it off. Your local jurisdiction’s office may differ and have mail in only, online submission, etc. 


Step 9 - Wait


The waiting is truly the hardest part. Your application is in a pile and someone will get to it when they get to it. They have up to 60 days to review. Lately, they have been quick, 7-21 days. This step they are going to go through your packet with a fine tooth comb, checking boxes, ensuring everything is in compliance. When they deem everything good, they will look at your list of inspections in your inspection log and pick one. They will get back to you with either a list of items they need for your application or ask you for the report of their choosing. If they ask for any further information or items, their 60 day time limit is now on pause until you submit the necessary items.

Step 10 - Submit Report


You will be notified to submit a specific report. You have ten days to get the report to them. Do not take all ten days, if you do not need to. The ten days is not there for you to take. They are there incase you are on a vacation, dealing with a life issue etc. Basically think of it as a 3 day period with a week of play. As soon as you are notified of the address, you will want to contact the inspector who did that inspection with you. Hopefully that inspector will with meet with you or virtually go over your report with you one last time. Use the 84 item checklist from the BTR to go through your report making sure every thing is in there, to include all the Types and Conditions. Makes any changes or adjustment as necessary. Submit your report.


Step 11 - WAIT 


Yep it’s that time again - standby to standby. After submission of your report, if all goes well you will not receive any communication from the board, you will just be notified that you are a home inspector. The reason this process is so long is… 

During this process they will pass your report to a reviewer (an Arizona home inspector approved by the board to review). That reviewer will go through your report and then give his report, of your report, to the office (reviewer has 60 days to complete). If there are any deficiencies the office will return the report for you to fix. You’ll fix said deficiencies and re-submit to office. Office to reviewer, reviewer inspects report again, reviewer sends back to office. Anytime the report it returned to you that 60 day time limit is put on hold. Hopefully you don’t hear from them. Once they receive an approved report from the reviewer that may put your name on the agenda for the next meeting. That meetings agenda may not be on the very next meeting but on the following meeting of the board. Once the board approves your application the office will notified and then you are notified.

As you can see there is a long lengthy process of back and forth that your application takes behind the scenes. No news is usually good news in this sense. This generally happens within a 6-8 week time frame but could be longer depending on board meetings. Board meetings usually happen every month except during the end of year holidays when they switch to a six week schedule. For a look to see when the board meeting is visit - https://btr.az.gov/meetings/board-meetings-0


Step 12 - Hello, Home Inspector


Congratulations, You are officially a Home Inspector. But, the fun isn’t over you are not quite done yet. Just a few more steps before you can actually go out and do an inspection.


Step 13 - Get Insurance


Every inspector has to carry insurance or a bond per ARS 32-122.02 within 60 days of receiving your license and before you do any home inspections. There are several companies out there. Some of the bigger names are OREP, Inspection Pro, Elite MGA, Hartford, but there are others. Shop around, get multiple quotes. Once you have insurance submit documentation back to the BTR.


Step 14 - Become a Realtor


Not really, but you will need to become an affiliate of the realtor association in your area. You’ll find you local office and go in (possibly online) and apply. Acceptance is usually accomplished the same day. 


Step 15 - Get your Skeleton Key


Here in the Phoenix Metro Area, the common practice is to use a Supra eKey to access homes. You can’t get an eKey til you become a part of the realtor association. Hence the step above. A Supra box is the blue box on the front door, water line, gas, line, or fence of the house that has a real house key in it. You need the eKey app on your phone and an account to access the Supra Box. To get an eKey you visit your local ARMLS office and show them your Home inspector license and Realtor association membership. They will get you set up, explain how it works, and set up a payment plan. 


Step 16 - Get to Work


Now you can go and do home inspections. Get you tools and get to work. Trying to determine whether or not to go off on your own or to work for a company? Check out “Team spirit or Army of One” What recommendations on which tools I use Visit “Voyager’s Tool Bag”


Step 17 - Optional Steps


Join a(an) association(s)

- The best way to keep up on current changes in the industry, changes in codes, having a community to bounce ideas off of, ask questions, and even legal help should you need it, is to be a part of an association. Each one is different and offers a range of benefits. Some have already been referenced in the article above. The big ones are InterNACHI and ASHI. Here is Arizona we also have a local chapter of ASHI and InterNACHI is in the works of getting their local chapter up and running.  There are others to consider and depending on location more relevant. Here are their links -

- InterNACHI - https://www.nachi.org/

- ASHI - https://www.homeinspector.org/

- AZ ASHI - https://azashi.org/

- https://www.na-ahi.org/

- https://www.aaahi.org/

- Others to search - CAHI, CREIA, FABI, TAREI, RICS

Attend a Conference 

Conferences are a great place to really up the game. You’ll get a load of information, education, see new tools, software, etc. If there is one near you consider attending, especially as a new inspector. Here are some of the bigger ones -

- InterNACHI's Annual Professional Inspectors Convention - 

nachi.org/convention

- Inspection Super Conference

https://www.inspectionsuperconference.com/

- InspectionWorld

https://www.homeinspector.org/Education/InspectionWorld

Keep up on current code

Now we all know we are not code inspectors but our services are guided by the code. So it is good to keep up with what the current code is. You can go out and buy the NEC, IRC, UPC. But what I use is Code Check. Code check has multiple publications and volumes either together or separate. My suggestion is to buy the bundle of separate spiral bound editions. Located here - https://codecheck.com/product/code-check-complete-3rd-edition-books/. You could buy the book where they are all in one binding or an abbreviated combo spiral bound. I have found it easier to get the individual serial bound ones and when a new one comes out I just replace the one. 


Step 18 - Keep on Stepping


The journey is everlasting and never stops. For more information and other articles visit our “Articles Page”  



Voyager Home Inspections https://www.VoyagerHomeInspections.com
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