Before anyone walks through a house you are about to buy, there is a check that takes less time than the inspection’s first phone call: confirming that the person holds a valid NY home inspector license, issued by the State of New York. The state requires it, publishes the records, and makes them free to search. Many buyers skip the check because they assume the agent or the lender has already done it. They have not, and in a fast sale the inspector is often chosen in a day.
This guide shows how to look up a license, what the record tells you and what it does not, and what the state’s own open data says about who is licensed and where. It also covers the credentials that sit next to a license, such as InterNACHI membership and the separate licenses for mold, and the red flags that should send you elsewhere. We are Inspecwise, a New York State–licensed home inspection business based in South Ozone Park, Queens, and our own license number is printed at the foot of every page, as the law requires.
The short version
- Home inspectors in New York work under Article 12-B of the Real Property Law, which the Department of State enforces. The state’s open data shows the first licenses were issued at the end of 2005.
- The license number must appear on every home inspection report and in all advertising.
- A real NY home inspector license number is eleven digits and starts with 16000.
- The state’s license search is free and lists active licenses only. Search by the number or by the person’s name, because the license is held by an individual and the business name may not match.
- A license is the minimum. It says nothing about how thorough or experienced an inspector is, so ask about those separately.
How to check a NY home inspector license, step by step
The state’s licensee search is run by the Department of State’s Division of Licensing Services. It is free, and it needs no account. As of 25 October 2026 the page said its information was current through 22 October.
- Open the licensee search and choose how to search: by ID number, by name, or by business name.
- For a name search, enter all or part of the last name or first name and set the license type to Home Inspection. You can narrow it by county, city or ZIP code.
- For an ID search, enter the eleven-digit license number. The search form’s example is an eleven-digit number, and the home inspector numbers we checked all begin with 16000.
- The result list shows the ID number, name, city, license type and expiration date. Click the ID number to open the record.
- The record shows the ID number, name, business name, business address, county, license type and expiration date. Residence addresses are not shown.
Two features of the search change how you should read it. The page says searches are limited to active licenses only, so a person who does not appear is either not currently licensed or you have misspelled the name. There is no “status” field that could show an expired or revoked license, because expired licenses are simply not listed. And the department says it cannot vouch for the completeness or accuracy of the information, so if the result surprises you, call the Division of Licensing Services.
Search by number whenever you can
If a company advertises a license number, search for the number first. A search for a business name can return nothing even when the license is valid, because the license belongs to a person and not to the company trade name. We know this from our own record: NYS LIC # 16000113811 is held by an individual, and searching the state’s site for “Inspecwise” will not find it, while searching for the number will. If a name search fails, try the number, then try the inspector’s own name.
Read the whole record
- Name. It should match the person who shows up and signs the report.
- That it appears at all. The search lists active licenses only, so a record that comes up is an active one. A record that does not come up means the person is not currently licensed, or that the name is misspelled.
- Expiration date. Licenses run two years. A date close to today is not a problem, since renewal is routine, but ask.
- Issue date. The first-issue date tells you how long the person has been licensed, not how many inspections they have done.
- Business name and county. These are self-reported and may be blank or differ from the name on the company’s website. In our own record, for example, the business name shown is the licensee’s personal name, not “Inspecwise.”
What the state’s open data shows about licensed inspectors
The Department of State publishes the list of licensed home inspectors as open data (data.ny.gov, “Licensed Home Inspectors”). We counted it on 25 October 2026, when it had last been updated on 24 October. It listed 2,225 inspectors, every one with an unexpired license.
| Business county | Licensed inspectors | Share of the state |
|---|---|---|
| Suffolk | 360 | 16%% |
| Nassau | 279 | 13%% |
| Westchester | 152 | 7%% |
| Queens | 144 | 6%% |
| Erie (Buffalo area) | 109 | 5%% |
| Kings (Brooklyn) | 90 | 4%% |
| Richmond (Staten Island) | 88 | 4%% |
| Orange | 76 | 3%% |
| Dutchess | 60 | 3%% |
| Rockland | 52 | 2%% |
| Bronx | 27 | 1%% |
| New York (Manhattan) | 20 | 1%% |
By these counts, Suffolk (360) and Nassau (279) have the most, and the five boroughs together have 369: Queens 144, Brooklyn 90, Staten Island 88, the Bronx 27 and Manhattan 20. Long Island together has 639. The county is the one the inspector registered as the business location, 85 records have no county, and some inspectors who work in New York have registered out-of-state addresses, so treat the table as a guide to where inspectors are based, not where they work.
Renewals and new licenses
Because licenses run two years, expiration dates cluster. Of the 2,225 licenses on the list, 139 expire before the end of 2026, 1,137 in 2027 and 948 in 2028. The year each person was first licensed shows two waves. The earliest licenses in the file date from 2005, when the law began (88 in that year and 116 in 2006), and a second rise begins around 2021: 215 first-issued in 2021, 239 in 2025 and 223 so far in 2026. 729 of the 2,225 (33%) were first licensed in 2023 or later.
That last number is not a warning. A newer license can belong to an engineer, a contractor or an architect with decades in construction, and an old one can belong to someone who inspects rarely. What the record cannot tell you is experience, so ask for it directly. A good inspector will tell you how many inspections they have performed, what their background is, and how they handle a house like yours.
What the license requires of an inspector
Article 12-B of the Real Property Law makes it unlawful to conduct a home inspection for compensation, or to represent that you can, unless you are licensed. There are exceptions for architects and engineers acting within their own practice, code-enforcement officials in their government jobs, and people gaining supervised experience toward a license. There are two routes in. One is a department-approved course of at least 140 hours that includes 40 hours of unpaid field work under direct supervision. The other is to have carried out at least 100 inspections under the supervision of a New York–licensed home inspector, or a New York–regulated engineer or architect. Either way, the applicant sits the National Home Inspector Examination or the department’s own exam.
- Term. Licenses and renewals run for two years.
- Continuing education. A renewal needs 24 hours of approved continuing education from the preceding two years.
- Insurance. Proof of general liability cover goes on file with the department: at least $150,000 for each occurrence and $500,000 in total. It is general liability, not errors-and-omissions.
- Discipline. The department can refuse, suspend or revoke a license and impose a civil penalty of up to $1,000 per violation. After a revocation, a license cannot be reissued for five years.
- Unlicensed work. The department can order restitution and an end to the activity. Working without a license, or employing an unlicensed person, is a misdemeanor, with a fine of up to $1,000 for a first conviction and $1,000 to $5,000 for a second or later one.
A license is not the same as a certification
New York State licensing is a legal requirement. Memberships and certifications from national associations, such as InterNACHI, are voluntary, run by private organizations and are not a substitute. They are a sign of training and a code of ethics, and many inspectors hold both. Inspecwise is licensed by the state (NYS LIC # 16000113811) and is also InterNACHI-certified (NACHI23052331). If an inspector advertises only a certification, ask for the state license number.
| NYS home inspector license | Association certification (for example InterNACHI) | |
|---|---|---|
| Who issues it | The NYS Department of State | A private national organization |
| Is it required to inspect homes in New York? | Yes | No |
| Can you check it with the state? | Yes, on the Department of State’s license search | Only with the association |
| What it shows | The person met the state’s education or experience, examination and insurance requirements | Training, continuing education and agreement to a code of ethics |
What must appear on a report and an advertisement
Real Property Law §444-g(2) says every home inspector must display their license number and status as a licensed home inspector on every report and in all advertising, and, when a client or any interested party to the transaction asks, provide proof of licensure. Here is what else the rules require you to see:
- The license number on the website, the agreement, the invoice and the report.
- A written pre-inspection agreement before the visit, describing the scope and cost, with the two mandatory statements in six-point type or larger.
- A written report within five business days, which stays confidential unless you consent to share it.
- Honest advertising. An inspector may not make false, misleading or deceptive statements, misrepresent experience, education or qualifications, advertise as an engineer or architect unless licensed as one by the State Education Department, or make claims about quality or effectiveness that cannot be substantiated. They must keep an exact copy of each advertisement for a year after its last publication.
Our own number, NYS LIC # 16000113811, is printed at the foot of every page of this site. You can run it through the search above.
Other credentials you may need to check
A home inspection is only one of several kinds of work on a house, and several of them need their own license or certification. This is where a home inspector’s license stops.
| Work | Who issues the credential | What to know | How to check |
|---|---|---|---|
| Mold assessment and remediation (see our mold assessor guide) | NYS Department of Labor (Labor Law Article 32) | A mold “project” is work on more than ten square feet of mold. Licensing has been mandatory since 1 January 2016. The same licensee may not do both the assessment and the remediation on the same property, and a remediator may not work without an assessment from a licensed assessor. The mere presence of mold does not require an assessment | DOL mold license search tool |
| Asbestos survey before renovation (see our asbestos guide) | NYS Department of Labor (12 NYCRR Part 56); in NYC, a DEP-certified asbestos investigator | Before demolition, renovation, remodeling or repair, the owner must first obtain a survey by a certified New York State Asbestos Inspector, and a survey is required regardless of the building’s age. In NYC, removal needs a licensed abatement contractor and an independent air-monitoring firm | DOL guidance · NYC DOB |
| Lead paint inspection and risk assessment; renovation in pre-1978 homes (see our lead paint guide) | US EPA (New York is among the states where EPA runs the program) | Anyone paid to disturb paint in a pre-1978 home must be lead-safe certified. The rule generally does not apply to owners working on their own home, but does apply to landlords and house flippers | EPA lead program |
| Radon testing and mitigation (see our radon testing page) | No New York license. The State Department of Health lists firms certified by AARST, NRSB or similar bodies | New York State does not certify or license radon testers or mitigators. The lab that analyzes a test must hold state Department of Health laboratory approval, and the department tells buyers to hire a certified tester | NYS DOH radon testers |
| Termite and pest control (see our termite guide) | NYS Department of Environmental Conservation certifies commercial pesticide applicators; category 7C is termite control | Applying termite treatments commercially requires certification. We found no rule that says whether a wood-destroying-insect inspection that applies no pesticide needs one, so ask the company what credentials it holds | DEC categories |
| Home improvement and repairs | In NYC, the Department of Consumer and Worker Protection; in Westchester, the county Department of Consumer Protection; in Nassau and Suffolk, the county offices of consumer affairs | In NYC a license is required for work costing more than $200 on a residential building, excluding new construction, plumbing and purely electrical work. Check the county rule for Nassau, Suffolk and Westchester before hiring | NYC DCWP |
| Electrical and plumbing work in NYC | NYC Department of Buildings | Electrical work needs a permit and a Licensed Master Electrician. Plumbing permits are issued only to a Licensed Master Plumber or fire suppression contractor | NYC DOB |
Read each row as the minimum. The credential tells you the person may legally do the work. It does not tell you that they do it well, so ask for references and a written scope, as you would for any contractor.
In particular, a home inspector who reports on mold must also be licensed as a mold assessor. See our guide to the New York mold assessor license.
Red flags
- No license number on the website, the invoice or the report.
- A number that does not start with 16000 or does not appear in the state’s search.
- A name that does not come up in the search, since only active licenses are listed.
- A name on the record that does not match the person who inspects the house.
- A promise to “pass” the house, to find nothing, or to give a lower price if you do not tell the agent.
- An inspector the seller or the agent insists on, with no way for you to check independently.
- No written pre-inspection agreement, or a refusal to say what the inspection excludes.
- An inspector or a partner who offers, for an additional fee, to repair the house they just reported on. The statute bars it before the close of escrow.
A five-minute comparison before you book
If you are choosing between two inspectors, the license is the first row of the comparison and not the last. Put these side by side.
| Compare | What to look for | Why it matters |
|---|---|---|
| License number and expiration date | The record matches the name on the agreement, and the license is active | It is the legal minimum, and it is free to check |
| The pre-inspection agreement | Sent before the visit, with the scope and the cost in writing, and the two statements the state requires | It tells you what is excluded before you pay |
| A sample report | Organized by system, with photographs, and a clear list of what was not inspected | The report is what you will use to negotiate |
| Add-on tests | Which ones are offered, and which are referred to a specialist | Radon, termites, oil tanks and sewer lines sit outside the standard inspection |
| Timing and language | When the report arrives (the legal ceiling is five business days) and whether findings can be explained in your language | Contract deadlines and family members who will live in the house |
Questions to ask after the license checks out
- How many home inspections have you performed, and how many on houses like this one?
- What is your background before inspecting: construction, engineering, a trade?
- What does your inspection include and leave out? Do you offer radon, termite, oil tank, mold and sewer-line services yourself or through others?
- What insurance do you carry?
- What does your report look like, and when will I get it?
- Can you explain the findings in a language I am comfortable in?
For the next level of detail, see our guide on how to choose a home inspector in New York and questions to ask a home inspector.
If something goes wrong
If you believe an inspector broke the rules, such as working without a license, failing to deliver the report, or taking a referral fee, you can file a complaint with the Department of State’s Division of Licensing Services. The department’s complaint page describes the process: you complete its complaint form, attach the supporting documents, and send them in. The department reviews the complaint, begins an investigation, and keeps both the licensee and the complainant informed. It can discipline a licensee, and it can order restitution from someone working without a license.
Before you file, gather the pre-inspection agreement, the report, your photographs and any messages. The report is confidential, but you are the client and can share it with the department. Money questions, such as a disputed fee, may also belong with your attorney. If the issue is a contractor and not the inspector, the licenses in the table above point to the agency to call.
Frequently asked questions
Is it legal for an unlicensed person to inspect a house in New York?
No. Article 12-B makes it unlawful to conduct a home inspection for compensation, or to represent that you can, without a license. There are narrow exceptions, such as architects and engineers acting within their own practice. If you cannot confirm a license, you are not dealing with a licensed home inspector.
What does a New York home inspector license number look like?
It is eleven digits starting with 16000. All of the records in the state’s open data follow that pattern.
Why can I not find the company in the license search?
The license belongs to an individual. The company name may not appear in the record, so search for the license number or the inspector’s name.
How long is a license valid?
A license runs two years, and renewing it requires continuing education.
Is an InterNACHI certification the same as a New York license?
No. InterNACHI membership is voluntary and issued by a private organization. The state license is a legal requirement for home inspection work in New York.
Does a home inspector need a separate license for mold, radon or termites?
Mold assessment is licensed separately by the NYS Department of Labor. New York’s definition of a home inspection excludes radon and pest inspections, so those are separate services, and New York does not license radon testers at all, so ask which national credential the tester holds.
Does a license mean the inspector is experienced?
It means they met the state’s requirements. Experience varies, so ask how many inspections they have done and what their background is.
Can the inspector also do the repairs?
The statute bars an inspector or partner from performing or offering to perform, for an additional fee, repairs on a house they prepared a report on before the close of escrow. Ask your inspector how they handle it.
About the numbers and sources
- NYS Department of State, Licensed Home Inspectors (data.ny.gov). Counts by registered business county, expiration year and first-issue year, taken on 25 October 2026 from the file’s 2,225 records. The data is updated by the state and changes as licenses are issued and renewed.
- Real Property Law, Article 12-B, Home Inspection Professional Licensing Act.
- NYS Department of State licensee search, tested 25 October 2026.
- NYS Department of State, Home Inspection Professional Licensing Law (March 2026 compilation) and 19 NYCRR Part 197.
- NYS Department of Labor, mold program, US EPA, lead program, NYS Department of Health, radon testers, NYC Department of Consumer and Worker Protection.
Our license, for the record
Inspecwise’s New York State home inspector license number is NYS LIC # 16000113811, and our InterNACHI certification is NACHI23052331. Both are printed at the foot of every page. You are welcome to look them up before you call.
We inspect houses in all five boroughs, Nassau, Suffolk and Westchester, and travel elsewhere on request. We speak English, Urdu, Punjabi and Hindi.
To ask us anything before you book, call 718-925-7071.