So you want to be the person who crawls through attics, taps on tiles, and saves buyers from surprise roof leaks. Great choice. Florida needs careful home inspectors who can handle heat, humidity, and the occasional gecko. This guide walks you through every step to get your Florida home inspector license, start your business, and stay legal without losing your sense of humor.
The Short Roadmap
Here is the big picture. Complete an approved 120-hour course. Pass a state-approved exam. Get fingerprinted for a background check. Carry at least 300,000 dollars in general liability insurance. Apply to the state and pay the fee. Then follow Florida’s rules on what you inspect and how you write your report. After that, keep up with continuing education and renew on time.
Step 1: Learn what a Florida home inspector actually does
A home inspector gives a visual, noninvasive opinion about a home’s condition. You look at eight main parts of the home. Structure, electrical, HVAC, roof covering, plumbing, interior, exterior, and site conditions that can affect the structure. Florida’s Standards of Practice say what to check and what not to check, so you are not guessing on site.
Tip. Read Florida’s Standards of Practice sections 61-30.801 to 61-30.811. They set the floor for your inspection. Your report can be better than the minimum, but not less.
Step 2: Know the state’s core requirements
Florida law puts the main rules in Chapter 468, Part XV. To qualify, you must complete approved education, pass an approved exam, be of good moral character, submit to a background check, carry the required insurance, and then apply. The state lists these items clearly.
Plain talk. Good moral character means your personal history shows honesty and respect for the law. The statute ties that phrase to the licensing decision.
Step 3: Take the 120-hour pre-licensing course
Florida requires a department-approved 120-hour course that covers all eight home components. Many schools offer this training online or in person. Make sure the program is on the Department of Business and Professional Regulation list before you pay.
Pro tip. Courses that include field-based practice and report writing labs will make your first client job much less stressful. Florida’s rules focus on real home systems, so pick a course that teaches with real examples, not just slides.
Step 4: Pass a department-approved exam
Florida accepts exams from nationally recognized entities. Two common options are the National Home Inspector Examination, delivered through Pearson VUE test centers, and the proctored InterNACHI Florida licensing exam. Pick one, study, and pass.
Exam tip. Review the eight Florida components and practice reading questions carefully. The exam checks your knowledge of structure, electrical, HVAC, roofing, plumbing, interiors, exteriors, and site concerns.
Step 5: Get your fingerprints done for the background check
After you submit your application, you must complete electronic fingerprints with an FDLE-approved LiveScan provider. Results usually reach the department in a few business days. Bring the proper ORI number and your ID when you go.
Why this matters. Florida stores results only for a limited time. If you delay your application or other paperwork, you may need to resubmit your prints and pay again. Plan your timeline so the results are still valid when the licensing staff reviews your file.
Step 6: Carry the right insurance
Florida law requires every active home inspector to maintain a commercial general liability policy of at least $300,000. On the application, you attest that you have this coverage, and you keep it in force while you are licensed.
You will see people talk about Errors and Omissions insurance. E and O is not named in the statute for home inspectors, but many inspectors buy it to protect their business. Insurers and clients often prefer both GL and E and O.
Step 7: Apply for your license and pay the fee
Use the DBPR online portal and choose Home Inspector Initial License by Examination. As of mid-2025, the application fee for an initial active or inactive license is listed as $230 on the state form. Some applicants may qualify for fee waivers or discounts, such as military programs.
Keep your records. Upload proof that you passed the approved exam and completed the 120-hour course. Check your email often, since the state uses email for requests and updates.
Step 8: Understand what you can inspect for insurance credits
Many Florida buyers ask for a wind mitigation inspection to get insurance discounts. Florida law says a licensed home inspector may sign the Uniform Mitigation Verification form if the inspector has completed at least 3 hours of state-approved hurricane mitigation training and a proficiency exam. If you plan to offer wind mitigation, complete that training and document it.
The Office of Insurance Regulation publishes the Uniform Mitigation Verification form, often called OIR B1 1802. Insurers use it to set discounts. The form itself describes which license types can sign it, including trained home inspectors.
Step 9: Follow Florida’s Standards of Practice on every job
The Standards of Practice in Rule Chapter 61 30 explain what an inspection includes, what is optional, and how to report findings. Read sections 61 30.801 to 61 30.811 closely. They are your daily rules of the road in this state.
A friendly warning. Staying inside the Standards of Practice does not mean doing the bare minimum. It means you know the limits, you communicate them clearly, and you give clients a solid, well-organized report that answers their main questions.
Step 10: Keep the license active with continuing education and on-time renewal
Florida home inspectors must complete 14 hours of continuing education every renewal cycle. Twelve hours must cover general home components. At least two hours must cover hurricane wind mitigation and include training on completing the OIR B1 1802 form. Licenses renew every even-numbered year on July 31, and the renewal fee for active status is $105. Set calendar reminders so you never miss the date.
Florida also requires that you keep your $300,000 general liability insurance in place. Failing to maintain coverage can lead to discipline. Keep your policy active and keep proof handy.
Step 11: Set up your business the smart way
Pick a business name that is easy to spell. Register your company with Sunbiz, get an EIN from the IRS, and open a business bank account. Choose inspection software that produces clean reports and lets clients sign agreements online. Start with essential tools. A good ladder, an outlet tester, a moisture meter, a thermal camera, a bright flashlight, and protective gear.
Join a trusted association for education and marketing help. InterNACHI, for example, offers training, certification, and business resources that can speed up your first year. Associations also help you stay current on rule changes.
Marketing basics work. Create a simple website with sample reports and prices. Visit real estate offices. Bring clear one-page leave-behinds that list your services, your license number, and your coverage area. Ask for reviews and keep your phone number on every page you hand out.
Step 12: Price your services and set expectations the right way
In your agreement, explain what an inspection is and is not. Set a fair price that reflects the age, size, and complexity of the home. Florida’s Standards of Practice call for a visual, noninvasive inspection, so your agreement should match that language. Clear scope equals fewer disputes.
Deliver your report within the promised time. Use simple headings, photos with arrows or labels, and plain language recommendations. Tell clients what needs a specialist, what needs repair soon, and what is just routine maintenance. Good reports get you repeat referrals.
Step 13: Common mistakes to avoid
Do not start work without the required insurance. The statute is clear about the $300,000 minimum. Do not skip the wind mitigation training if you plan to complete the OIR form. Insurers look for that credential. Do not miss the July 31 even-year renewal or the 14 hours of CE, including the wind mitigation portion. Finally, do not forget to keep your inspection agreement updated with any rule changes.
Step 14: What it feels like once you are licensed
Your phone rings. A buyer is nervous about a 20-year-old roof. You schedule the job, send the agreement, and show up on time in clear clothing and closed-toe shoes. You follow the Standards of Practice, take careful notes, and shoot clear photos. You explain findings in calm, simple words. The agent thanks you for being steady. The buyer thanks you for saving them from a very bad air conditioner. You go home tired but proud.
That is the goal. Do the work well, keep learning, and stay inside Florida’s rules. You will build a steady business that helps real people make better decisions.
FAQs about Becoming a Florida Home Inspector
1) What are the exact steps to get licensed in Florida?
Complete a state-approved 120-hour course that covers the eight home components, pass a department-approved proctored exam, submit electronic fingerprints for a background check, secure at least $300,000 of general liability insurance, and file the application with fees.
2) Which exam do I take?
Florida accepts written, proctored home inspector exams from nationally recognized entities. The exam must cover structure, electrical, HVAC, roof covering, plumbing, interior, exterior, and site conditions.
3) Do I really need fingerprints? How does that work?
Yes. Use an FDLE-approved LiveScan provider and give them the correct ORI number for your profession. It is smart to do fingerprints shortly before or around your application so results arrive during processing. Results are kept for a limited time, so do not delay.
4) How much are the fees to apply and to renew?
Initial license applications list a $230 fee for active or inactive status. Renewals cost 105 dollars for an active license. Licenses expire July 31 of every even-numbered year.
5) What insurance do I need?
State law requires each home inspector to maintain commercial general liability coverage of at least $300,000. The application usually asks you to attest that you have the insurance rather than upload the policy.
6) Can a Florida home inspector do wind mitigation inspections?
Yes, if you complete at least three hours of approved hurricane mitigation training and a proficiency exam. You will use the Uniform Mitigation Verification Inspection Form, often called OIR B1 1802.
7) What about four-point inspections for insurance?
These are insurer forms, not a separate state license. Many insurers require a four-point inspection for older homes. Check the insurer’s current rules and form, since requirements can differ.
8) How long does DBPR take to approve my license?
Processing time can be up to 90 days on a complete application, with an average of about three to four weeks once all documents are in.
9) Does DBPR license home inspection companies or just people?
Only individuals are licensed as home inspectors. The department does not license home inspection businesses.
10) How often do I renew, and how much continuing education is required?
Every even year by July 31. Complete 14 hours of continuing education in each cycle. Twelve hours must be general home inspection topics, and two hours must be hurricane wind mitigation that includes training on completing the OIR B1 1802 form.
11) I have a record. Am I automatically disqualified?
Not automatically. You will undergo a background review. You may need to submit court documents and explanations. Applications with background issues can take longer to review.
12) What exactly do Florida’s Standards of Practice require?
They define a visual, noninvasive inspection and list the eight components you must consider and report on. Read the Standards before your first job and keep them handy.
13) I am licensed in another state. Can I get a Florida license by endorsement?
Possibly. Florida offers licensure by endorsement if your other state’s requirements are substantially equivalent. There is also a path for long-time licensees who meet specific criteria.
14) Do I need Errors and Omissions insurance too?
Florida only mandates $300,000 in general liability for home inspectors. Errors and Omissions is optional but commonly purchased for extra protection.
Conclusion
Becoming a Florida home inspector is a clear, step by step journey. You learn the craft, prove your knowledge, pass a background check, carry the right insurance, and follow the rules that protect clients and you. None of this is secret or impossible. It is steady work. If you focus on the basics, you can build a real career that helps families make better choices.
Your first goal is training that sticks. The 120 hour course is more than a box to check. It is where you learn how houses are put together and how they fail. Study the eight core areas until they feel familiar. Practice reading language in reports and laws so you can write plainly. Clear writing is a superpower in this job.
Next, treat your exam like a practice run for real inspections. Questions test how you think under pressure. Slow down, read carefully, and look for clues. Once you pass, keep those habits. On site, you will face new problems all the time. A calm mind and a simple process are your best tools.
Protect your clients and yourself with good systems. Keep your general liability insurance active. Use a written agreement for every job. Set a routine for scheduling, inspecting, and reporting. Take photos, label them, and explain what you saw in everyday words. People remember simple, strong advice. Your report should feel like a helpful conversation on paper.
Plan for the business side from day one. Register your company, separate your money, and choose software that saves time. Price your inspections with a clear formula so you do not guess. Ask for reviews right after you deliver reports. A handful of kind words from real clients can bring in a steady stream of calls.
Florida has special needs. Heat, storms, wind, and water shape homes here. If you add wind mitigation and four point inspections, you become more useful to buyers and insurers. Train for these services, practice on sample homes, and double check forms. Small errors create big headaches. Careful work avoids that.
Keep learning after you get the license. Put your continuing education dates on a calendar. Read updates to rules and standards. Join a group that shares real case studies, not just marketing tricks. Every odd roof, odd outlet, and odd odor you encounter becomes part of your mental library. That library grows into confidence.
Most of all, be steady and honest. You will not catch every flaw inside a house. No inspector does. But you can do careful, consistent work, explain limits clearly, and treat everyone with respect. That mix builds trust. Trust builds referrals. Referrals build a business that lasts through slow seasons.
You are ready to start. Follow the map, take one step at a time, and keep your sense of humor for the hot attics and the squeaky crawlspaces. Florida needs inspectors who show up, do the job right, and tell the truth. That can be you.