General information for buyers, not legal advice

Home Inspections in Tennessee

A home inspection is one of the most useful steps in buying a home in Manchester or anywhere in Coffee County. It gives you a professional opinion on the condition of the house before you are locked in. Tennessee regulates home inspectors under the Tennessee Home Inspector License Act of 2005, found at Tenn. Code Ann. section 62 6 301 and the sections after it. Here is what the law says and how I help buyers plan their inspections.

This is general information, not legal advice. Your purchase contract controls your inspection rights and deadlines, so read it carefully and ask a Tennessee attorney about legal questions.

Who licenses home inspectors in Tennessee

The Tennessee Department of Commerce and Insurance runs the Home Inspector Licensing Program, which the department says was created in 2005 to regulate home inspectors in the state. Under TCA 62 6 304, it is unlawful to do business as a home inspector, or to advertise as one, in Tennessee without a home inspector license.

To get licensed, TCA 62 6 305 says an applicant must show the state that they:

Are at least 18 years old
Graduated from high school or earned an approved equivalency credential
Completed 90 hours of a training program approved by the commissioner
Passed a competency exam approved by the commissioner
Carry general liability and errors and omissions insurance in the amount the commissioner requires
Have no conviction with a direct bearing on their ability to do the work, and no home inspection disciplinary action in another state

Under TCA 62 6 306, a license expires two years after it is issued unless it is revoked or suspended first, and the state keeps a public roster of currently licensed home inspectors.

How to verify an inspector license

Before you book, look the inspector up on the state's public license search at verify.tn.gov. The department says the search lets you check license status, see expiration dates and view any public disciplinary actions, and that results are updated daily. The program's help page also links to its disciplinary action report and explains how to file a complaint.

What a Tennessee home inspection covers

TCA 62 6 302 defines a home inspection as a visual analysis that gives a professional opinion of the condition of a residential building, ancillary buildings, reasonably accessible installed components and the operation of the building's systems. The listed components are:

Heating systems
Cooling systems
Electrical systems
Plumbing systems
Structural components
Foundations
Roof coverings
Exterior and interior components
Other site aspects that affect the home

The statute also says a home inspection is not a building code compliance inspection, and it is not a lender's appraisal or credit review.

What the report must include

Under TCA 62 6 302, a home inspection report is a written document. It must describe any system or component the inspector finds significantly deficient and explain why. It must also list any systems or components called for in the state standards of practice that were not inspected, with the reason. Read that list closely, because anything not inspected is a question you may want answered another way.

What a standard inspection does not cover

The same statute says the report must state that it does not address:

Environmental hazards, including lead based paint, radon, asbestos, cockroaches, rodents, pesticides, treated lumber, fungus, mercury and carbon monoxide
Wood destroying insects and organisms
Underground systems, including sewage disposal, water supply and fuel storage or delivery

That is why I often suggest buyers think about added inspections for the items below, depending on the home.

Radon testing

The EPA Home Buyer's and Seller's Guide to Radon recommends that you know the indoor radon level in any home you consider buying, and it says testing is the only way to find out. EPA and the Surgeon General recommend testing all homes below the third floor. The EPA recommends fixing the home if the radon level is 4 picocuries per liter or higher, and says levels below that still pose a risk.

For a home purchase, the EPA guide says:

You may accept an earlier test from the seller, but first find out who did it, where in the home it was taken and whether the home has changed since
If the home has not been tested, consider contract terms that cover where and when the test happens, who does it, how results and costs are shared and who handles any mitigation
Test in the lowest level of the home that could be used regularly, finished or not
All radon tests should run for at least 48 hours, and a real estate test should include steps to prevent or detect interference

The Tennessee Radon Program, run by the Tennessee Department of Environment and Conservation (TDEC), provides free radon test kits and information to residents. TDEC says levels requiring action have been detected in all Tennessee counties.

Wood destroying insects

A standard home inspection report does not address wood destroying insects, so many buyers order a separate inspection. The Tennessee Department of Agriculture says a Wood Destroying Insect Infestation Report issued with the sale or transfer of real estate must be warranted for 90 days for the accuracy of what it says. The department also suggests checking its list of chartered pest control companies if you do not know a company.

Septic systems and private wells

Septic systems and water supply are underground systems that a standard report does not address. Many homes outside Manchester city limits use septic, so read my septic systems guide for buyers. It covers TDEC permit records, the TDEC inspection letter and what a septic professional checks. If the home has a private well, TDEC offers water sample testing for total coliform bacteria and says those samples are routinely requested for real estate transactions. The EPA radon guide adds that if a home with a private well has elevated radon in the air, you should have the water tested too.

Lead based paint in older homes

The EPA says that for most housing built before 1978, sellers must disclose known lead based paint and hazards, provide any available reports and give the buyer a 10 day opportunity to have the home inspected for lead based paint hazards. The buyer may waive that opportunity. My seller disclosure guide covers that and the other disclosures Tennessee sellers give.

Rules your inspector must follow

TCA 62 6 308 lets the state discipline a home inspector for, among other things:

Accepting commissions or allowances from anyone other than you unless it is fully disclosed to you in writing
Offering to do repair or maintenance work on a property they inspected in the past 12 months
Failing to tell you about any financial interest or relationship that may affect your interests
Sharing your inspection results without your approval, except under a court order
Knowingly making false or misleading statements about the condition of the home or the services performed

In short, the inspector works for you, and the report belongs to you.

How the inspection fits into your purchase

Your purchase contract sets your inspection period and what happens if you find a problem, so review those terms before you sign. The seller's disclosure statement is a good starting point, but Tennessee law says it is not a substitute for an inspection by the buyer or a professional home inspector. When we work together, I will help you line up licensed inspectors early, plan any added tests, review the report with you and decide on next steps within your contract deadlines.

Keep reading:

Ready to start looking?

I help buyers across Manchester and Coffee County through every step, including inspections. Request my buyer guide below or call me and tell me what you are looking for.

Common questions

Do home inspectors need a license in Tennessee?

Yes. Under TCA 62 6 304, it is unlawful to do business or advertise as a home inspector in Tennessee without a home inspector license from the Department of Commerce and Insurance.

How do I check a Tennessee home inspector license?

Search the inspector on verify.tn.gov. The Department of Commerce and Insurance says it shows license status, expiration dates and any public disciplinary actions, updated daily.

What does a home inspection in Tennessee cover?

TCA 62 6 302 defines it as a visual analysis of the home and its systems, including heating, cooling, electrical, plumbing, structure, foundation, roof coverings, exterior and interior components and site aspects that affect the home.

Does a Tennessee home inspection include radon or termites?

No. Under TCA 62 6 302, the report must state that it does not address environmental hazards such as radon, or wood destroying insects and organisms. Those are separate inspections.

Should I test for radon when buying a home in Tennessee?

The EPA recommends knowing the radon level in any home you consider buying and fixing the home if the level is 4 pCi/L or higher. TDEC says levels requiring action have been found in all Tennessee counties.

Matt Sargent is a Tennessee licensed affiliate broker with Keller Williams who helps buyers and sellers in Manchester and Coffee County. Call (615) 497 1658 or send a message.