How Much Does a Home Inspector Make?

Thinking about becoming a home inspector or just curious about what kind of income this career can offer? A career in home inspection can be both rewarding and lucrative if you approach it the right way.

The typical home inspector earns somewhere between $58,000 and $64,000 a year, depending on which source you look at. That number can swing quite a bit based on several factors, including where you work, your level of experience, what licenses you hold, how well you network, and the business model you follow.

Unlike real estate brokerages or construction companies, there aren’t many large inspection firms in the industry. Most inspectors operate as solo entrepreneurs, sometimes with a partner or assistant. Working for a company isn’t a bad option if you want structure, training, and consistent work, but it usually comes with a ceiling on your income. If you’re paid on commission or working in a slower real estate market, there’s only so much you can make. If you want to break through that ceiling and control your paycheck, you’ll likely end up starting your own inspection business.

According to the U.S. Bureau of Labor Statistics, the median annual income for home inspectors sits at around $64,000, which works out to roughly $31 an hour. That’s the middle of the pack. Entry-level inspectors or part-timers often earn closer to $28,000 per year, while experienced inspectors in strong markets can bring in $120,000 or more. Where you land on that scale depends on your market, how much effort you put in, and how effectively you build your business.

Your earning potential typically grows as you gain experience. In your first year, most inspectors earn between $30,000 and $45,000. The focus early on is getting trained, certified, and building a client base. Between years two and five, many inspectors see their income climb into the $50,000 to $70,000 range as they become more efficient, build stronger relationships with realtors, and add specialty certifications. Inspectors who make it past the five-year mark and run their own businesses can easily reach $80,000 to $150,000 or more. At that stage, you’re not just inspecting homes; you’re building a reputation, hiring help, and expanding your services.

Location plays a huge role in what you can make. Inspectors in hot real estate markets with higher costs of living can charge more. For example, an inspector in California might earn a median of $93,600, while someone in Wyoming may see closer to $49,000. Your employment status also matters. Independent inspectors set their own rates and keep their profits, while employees trade control for consistent work but often have a lower ceiling. Experience and reputation compound over time. The better and faster you get, the more clients trust you, and the more you can charge. Top inspectors have a steady stream of referrals that keep them booked without constantly chasing leads.

The type of properties you inspect can affect your income too. Commercial, multi-family, and luxury inspections often pay significantly more but require additional training and licensing. Add-on services can also boost your bottom line. Offering things like radon testing, wind mitigation, mold inspections, or thermal imaging can increase your average ticket price and set you apart from competitors.

If you want to grow your income quickly, one of the smartest things you can do is build referral relationships early. Real estate agents are your number one referral source when you’re starting out. They’re the gatekeepers to whether your business thrives or struggles. Networking events, local chamber meetings, and industry mixers are where those connections are made. Showing up with business cards and offering a few trial inspections can go a long way in earning trust. Once you’ve built a solid network, invest in your online presence. A professional website and consistent content on platforms like TikTok or Instagram can generate steady leads if you understand local SEO and how to market yourself.

Expanding your services, investing in your education, and building your reputation all play major roles in increasing your income. Every inspection is an opportunity to turn one client into several through word-of-mouth referrals. Marketing yourself strategically with a clean brand and smart online presence can keep your calendar booked weeks in advance.

If you’re just starting out, it’s usually not smart to quit your full-time job immediately. A better approach is to keep a flexible side job, like bartending, while you build your inspection business. This gives you financial breathing room and time to learn the ropes without the pressure of needing to make a full-time income right away. Bonus tip: jobs like bartending are great for networking. You’d be surprised how many real estate agents and buyers you’ll meet just by striking up conversations.

The bottom line is that a home inspection career offers solid earning potential with plenty of room to grow. Your location and market will influence your starting point, but your skills, strategy, and ability to build relationships are what determine how far you go. If you invest in education, marketing, and networking, hitting six figures within a few years is a very realistic goal.