Home inspectors insurance checklist: what a home inspector should carry

The home inspector insurance checklist

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Home inspectors usually carry professional liability (e&o), general liability and commercial auto. Home inspectors write the report a buyer relies on to spend a lifetime's savings, climb into attics and onto ladders to do it, and are sued for what they missed by people who have just discovered it. The client's vendor desk and the permit office ask for proof of each. The checklist below covers who asks and how to check what you have.

Reviewed by Michael LaBarbera, Licensed property & casualty agent, Provident Financial Group · Reviewed Oct 12, 2026 Updated Oct 14, 2026

Who asks a home inspector for what

Who	What they usually want to see
Enterprise clients & vendor onboarding	General liability, professional or cyber liability, workers' compensation and often an umbrella
Cities, counties & permits	General liability, auto and workers' compensation at the limits in the permit or contract
Banks, lenders & SBA loans	Property or auto physical damage with the lender as loss payee, and liability proof at closing and every renewal

Each of them wants a certificate, and most want it again at every renewal. A live certificate link from the wallet shows today's coverage to every holder and tells them when it changes.

How to check what you already have

Professional liability declarations. Claims-made or occurrence, the retroactive date (it should not have moved), the limit per claim and aggregate, the deductible, and whether defence costs sit inside or outside the limit.
General liability declarations page. Three liability numbers matter: each occurrence, general aggregate and the products–completed operations aggregate. Then the forms list: blanket additional insured, waiver of subrogation and primary and non-contributory wording satisfy every contract; scheduled forms satisfy one.
Auto schedule. Every vehicle listed with the right garaging address and use; symbols that include hired and non-owned auto; physical damage with the lender as loss payee where the vehicle is financed.
Equipment schedule. Owned items scheduled above the per-item threshold, a blanket limit for small tools, leased or rented equipment included, and the valuation (replacement cost or actual cash value).
Workers' compensation information page. Item 3.A must list every state you work in, item 4 must carry the right class codes, and the employers' liability limits should meet what contracts ask. Check that the estimated payroll is close to this year's.
Bonds. The obligee (board, municipality or owner), the penal sum and the expiry date; a bond is renewed with the licence or the job, not with the policy year.
Hired and non-owned auto. Look for the symbols 8 and 9 or an endorsement by that name on the auto or general liability policy; without it, staff in their own cars are uninsured on company business.

What usually goes wrong for home inspectors

The missed defect, which is the whole claims history of the profession.
Attic and ladder work under a policy that assumed a clipboard.
A retroactive date that moved when you switched carriers, cutting off earlier work.
Contracts with indemnity clauses wider than the policy will support.
Damage to the exact thing you are working on is excluded on most general liability forms; installation floaters and care, custody and control endorsements fill that hole.
Height exclusions on general liability policies written for ground-level work.

What underwriters will ask a home inspector

Inspections per year, licence status and standards followed, ancillary services (radon, pests, sewer scopes), and the agreement used
Services, largest engagement size and the contracts you sign
Claims-made retroactive date and any prior claims or circumstances
Residential versus commercial split of the work
Whether any work is done above three stories or below grade
The maximum height you work at and how often

Have the answers in the wallet before the renewal and the quote request fills itself in; CoverMatch sends one application to every eligible carrier and lines the quotes up against what you have.

Renewal timing

Audits at year end compare payroll, receipts and subcontractor costs with the estimate, so keep the wallet's size figures and the subcontractor certificates current. Start comparing sixty days before expiration, and ask for the limits the next contract will need rather than the ones the last one did.

Questions people actually ask

What claims do home inspectors face?

Missed defects: water, structural, electrical, pests. Professional liability written for inspectors covers them, and the report's language, the standards of practice and the pre-inspection agreement are the defence. State licensing often requires the policy.

Does the state require inspectors to be insured?

Most of the licensed states license home inspectors and require E&O and sometimes general liability at stated limits. The state pages carry each rule; the licence renewal asks for the certificate.

What is a retroactive date on an E&O policy?

The date before which no work is covered. On a claims-made policy you want it to stay at the day you first bought coverage, not reset at each renewal or carrier change. CoverMatch checks it on every quote comparison because it is the difference between covering ten years of work and one.

Does general liability cover damage to a customer's property while I work on it?

It covers damage to the rest of their property, not usually the part in your hands. Many forms exclude property in your care, custody or control, so a home inspector that handles valuable items or systems needs an endorsement or an installation floater. The policy explainer in the wallet flags the exclusion when it reads your policy.

Do I need workers' comp if my crew is small?

Most of the licensed states require it from the first employee, and general contractors require it from every sub whatever the size, because an uninsured sub's payroll is charged to their policy at audit. The state pages list each threshold with its source.