Georgia senators hear bill to create statewide home‑inspector license, defer vote for revisions

Senators heard testimony on SB458 (LC620332), a bill to establish a statewide home‑inspector license administered under the Residential Contractors Board. The sponsor said the measure would standardize inspection standards across counties, improve consumer protections and avoid creating a new board by adding a license type under the existing contractors board.

The sponsor outlined core provisions including reciprocity, minimum licensure standards modeled on other states, a requirement of liability insurance, investigative powers for enforcement and a grandfathering clause for those already practicing. The bill text discussed a minimum education criterion ("high school diploma or equivalent"), 120 hours of board‑approved classroom or online instruction, 40 hours of supervised inspections and passage of a licensing exam.

Several senators questioned whether a strict diploma requirement would exclude experienced builders who lack formal credentials. One member said many longtime builders and inspectors did not finish high school but have extensive field experience; the sponsor and industry witnesses suggested the board could use exam passage or other equivalency criteria to allow experienced practitioners to qualify. Jeff, who said he represented the Georgia Realtors, explained the grandfather provision would allow current practitioners to qualify by passing the National Home Inspector Examination.

Committee members also expressed skepticism about continuing education requirements. Senator Dolezal asked whether annual CE mainly benefits trade associations; other members said continuing education can be burdensome and suggested reducing CE or allowing alternate certification pathways. Supporters said minimum training and insurance protect consumers who may face major repair bills after a flawed inspection.

The sponsor proposed an extended effective date of 01/01/2028 to allow time for implementation and training; several members encouraged the author to work with committee members on a substitute that could adjust the diploma, CE and grandfathering language. The chair accepted the offer to produce a committee substitute and indicated the committee would not vote today and would reconvene after additional drafting and consultation.

The hearing included no final vote; the committee directed the sponsor to confer with interested members and stakeholders and to bring a revised substitute for further consideration.