Pennsylvania 2025_0 Regular Session Status: In Committee Bipartisan · 18 D · 2 R cosponsors

HB 2645 — An Act amending the act of February 19, 1980 (P.L.15, No.9), known as the Real Estate Licensing and Registration Act, in definitions, further providing for definitions and for State Real Estate Commission; in application of the act and penalties, further providing for unlawful to conduct business without license or registration certificate, for civil suits, for criminal penalties and for civil penalty; in powers and duties of the State Real Estate Commission - general, further providing for duty to issue licenses and registration certificates and for approval of schools, providing for continuing education for licensed home inspectors and further providing for administration and enforcement; in qualifications and applications for licenses and registration certificates, further providing for reputation and inactive licensee and revoked license, repealing provisions relating to qualifications for license and to application for license and providing for home inspector license and home inspector-in-training registration; in duties of licensees, further providing for duty of brokers, cemetery brokers and rental listing referral agents to maintain office, for reciprocal licenses, for employment of associate brokers, salesperson and for broker price opinion; making a repeal; and making an editorial change.

Last action — Re-committed to RULES, June 24, 2026

  1. ✓
    Introduced
  2. 2
    In Committee
  3. 3
    Passed House
  4. 4
    Passed Senate
  5. 5
    To Executive
  6. 6
    Enacted

This bill is in committee in the House. Introduced June 17, 2026. It must pass committee before a floor vote.

Next likely step: a committee vote, then a floor vote in the House.

Odds of enactment

Low chance

Based on the sponsor, cosponsors, and committee posture, this bill has a low chance of becoming law.

Upgrade to see the exact probability and what's driving it.

A statistical estimate from our own model of past outcomes — an insight, not a guarantee. Policymaking is volatile.

Prognosis

Advancing 42% · moderate confidence

  • In Committee

    Current position in the legislative process.

  • 20 sponsors

    1 primary, 19 co-sponsors signed on.

  • Bipartisan support

    Sponsored across 2 parties (18 D · 2 R) — cross-party backing.

Based on stage, sponsorship breadth, committee status, recorded votes, and cross-state momentum — a description of the observable signals, not a prediction.

In plain language

The bill updates licensing regulations for home inspectors in Pennsylvania.

This legislation amends existing real estate licensing laws to include specific provisions for home inspectors. It covers definitions, licensing requirements, and continuing education for licensed home inspectors.

What this means for you
  • Workers: This means home inspectors will need to meet new qualifications and continuing education requirements to maintain their licenses.

Summary

Licensing Home Inspectors

Bill Text

What changed in the latest version

658 added · 799 removed

Plain-language change summary

The latest version of Bill HB 2645 introduces new provisions for licensing home inspectors and clarifies definitions related to them. It also adds requirements for continuing education for licensed home inspectors while streamlining some licensing processes. These changes are important because they aim to ensure higher standards for home inspectors, ultimately aiming to protect consumers and improve the quality of real estate inspections.

→
Previous
Latest
PRIOR PRINTER'S NO.
PRINTER'S NO.
3641 PRINTER'S NO.
3641 THE GENERAL ASSEMBLY OF PENNSYLVANIA HOUSE BILL Session of 2026 No.
3689 THE GENERAL ASSEMBLY OF PENNSYLVANIA HOUSE BILL Session of No.
INTRODUCED BY T.
2645 2026 INTRODUCED BY T.
WILLIAMS, STEELE, DEASY, CIRESI, WARREN, MENTZER AND BOYD, JUNE 17, 2026 AS REPORTED FROM COMMITTEE ON PROFESSIONAL LICENSURE, HOUSE OF REPRESENTATIVES, AS AMENDED, JUNE 24, 2026 AN ACT Amending the act of February 19, 1980 (P.L.15, No.9), entitled "An act establishing the State Real Estate Commission and providing for the licensing of real estate brokers and salesmen," in definitions, further providing for definitions and for State Real Estate Commission;
WILLIAMS, STEELE, DEASY, CIRESI AND WARREN, JUNE 17, 2026 REFERRED TO COMMITTEE ON PROFESSIONAL LICENSURE, JUNE 17, 2026 AN ACT Amending the act of February 19, 1980 (P.L.15, No.9), entitled "An act establishing the State Real Estate Commission and providing for the licensing of real estate brokers and salesmen," in definitions, further providing for definitions and for State Real Estate Commission;
in powers and duties of the State Real Estate Commission - general, further providing for duty to issue licenses and providing for continuing education for licensed homes, inspectors and further providing for administration and enforcement;
in powers and duties of the State Real Estate Commission - registration certificates and for approval of schools,and providing for continuing education for licensed home inspectors and further providing for administration and enforcement;
in qualifications and applications for licenses and registration certificates, further providing for reputation and inactive licensee and revoked license, <-- REPEALING PROVISIONS RELATING TO QUALIFICATIONS FOR LICENSE AND TO APPLICATION FOR LICENSE and providing for home inspector license and home inspector-in-training registration;
in qualifications and applications for licenses and registration certificates, further providing for reputation and inactive licensee and revoked license and providing for home inspector license and home inspector-in- training registration;
in duties of licensees, further providing for DUTY OF BROKERS, CEMETERY BROKERS AND RENTAL LISTING REFERRAL <-- AGENTS TO MAINTAIN OFFICE, FOR reciprocal licenses, FOR <-- EMPLOYMENT OF ASSOCIATE BROKERS, SALESPERSON and for broker price opinion;
in duties of licensees, further providing for reciprocal licenses and for broker price opinion;
The definitions of "license" and "school" in <-- section 201 of the act of February 19, 1980 (P.L.15, No.9), known as the Real Estate Licensing and Registration Act, are amended and the section is amended by adding definitions to read:
The definitions of "license" and "school" in section 201 of the act of February 19, 1980 (P.L.15, No.9), known as the Real Estate Licensing and Registration Act, are amended and the section is amended by adding definitions to read:
SECTION 1.
THE DEFINITIONS OF "CAMPGROUND MEMBERSHIP <-- SALESPERSON," "LICENSE," "SALESPERSON," "SCHOOL" AND "TIME-SHARE SALESPERSON" IN SECTION 201 OF THE ACT OF FEBRUARY 19, 1980 (P.L.15, NO.9), KNOWN AS THE REAL ESTATE LICENSING AND REGISTRATION ACT, AMENDED JULY 8, 2024 (P.L.545, NO.52), ARE AMENDED AND THE SECTION IS AMENDED BY ADDING DEFINITIONS TO READ:
* * * "CAMPGROUND MEMBERSHIP SALESPERSON." A PERSON WHO EITHER AS <-- AN EMPLOYEE OR AN INDEPENDENT CONTRACTOR SELLS OR OFFERS TO SELL CAMPGROUND MEMBERSHIPS.
* * * "Client." When the term is applied to a home inspector, a person or person acting through a legal representative who contracts with a licensed home inspector to obtain a home inspection and subsequent written home inspection report.
[SUCH PERSON SHALL SELL CAMPGROUND MEMBERSHIPS UNDER THE ACTIVE SUPERVISION OF A BROKER.
* * * "Home inspection." A noninvasive visual examination of the systems and essential components of a residential dwelling designed to identify material defects in those systems and components and performed for a fee in connection with or preparation for a proposed or possible residential real estate transfer.
A PERSON LICENSED AS A BROKER, AS A SALESPERSON OR AS A TIME-SHARE SALESPERSON SHALL NOT BE REQUIRED TO BE LICENSED AS A CAMPGROUND MEMBERSHIP SALESPERSON AS A CONDITION FOR SELLING OR OFFERING TO SELL CAMPGROUND MEMBERSHIPS.] * * * "Client." When the term is applied to a home inspector, a person or person acting through a legal representative who contracts with a licensed home inspector to obtain a home inspection and subsequent written home inspection report.
* * * 20260HB2645PN3689 - 2 - "Home inspection." A noninvasive visual examination of the systems and essential components of a residential dwelling designed to identify material defects in those systems and components and performed for a fee in connection with or preparation for a proposed or possible residential real estate transfer.
(C) Septic systems.
20260HB2645PN3641 - 2 - (C) Septic systems.
20260HB2645PN3689 - 3 - "Home inspector-in-training." A candidate for licensure as a licensed home inspector who has been granted a registration as a home inspector-in-training.
"Home inspector-in-training." A candidate for licensure as a licensed home inspector who has been granted a registration as a home inspector-in-training.
(4) The act of December 14, 1982 (P.L.1227, No.281), known as the Architects Licensure Law.
(4) The act of December 14, 1982 (P.L.1227, No.281), 20260HB2645PN3641 - 3 - known as the Architects Licensure Law.
* * * 20260HB2645PN3689 - 4 - "SALESPERSON." ANY PERSON EMPLOYED BY A LICENSED REAL ESTATE <-- BROKER TO PERFORM COMPARATIVE MARKET ANALYSES OR TO LIST FOR SALE, SELL OR OFFER FOR SALE, TO BUY OR OFFER TO BUY OR TO NEGOTIATE THE PURCHASE OR SALE OR EXCHANGE OF REAL ESTATE OR TO NEGOTIATE A LOAN ON REAL ESTATE OR TO LEASE OR RENT OR OFFER TO LEASE, RENT OR PLACE FOR RENT ANY REAL ESTATE OR COLLECT OR OFFER OR ATTEMPT TO COLLECT RENT FOR THE USE OF REAL ESTATE OR ENGAGE OR ATTEMPT TO ENGAGE IN A WHOLESALE TRANSACTION FOR OR IN BEHALF OF SUCH REAL ESTATE BROKER.
* * * "School." Any person who conducts classes in real estate subjects, including home inspection, but is not a college, university or institute of higher learning duly accredited by the Middle States Association of Colleges and Secondary Schools or equivalent accreditation.
NO PERSON EMPLOYED BY A BROKER TO PERFORM DUTIES OTHER THAN THOSE ACTIVITIES AS DEFINED HEREIN UNDER "BROKER" SHALL BE REQUIRED TO BE LICENSED AS A SALESPERSON.
* * * Section 2.
NO PERSON WHO PERFORMS ONLY THE DUTIES OF A CAMPGROUND MEMBERSHIP SALESPERSON, RENTAL LISTING REFERRAL AGENT OR TIME-SHARE SALESPERSON SHALL BE REQUIRED TO BE LICENSED AS A SALESPERSON.
Section 202(a), (b) and (c) of the act are amended and the section is amended by adding a subsection to read:
"School." Any person who conducts classes in real estate subjects, including home inspection, but is not a college, university or institute of higher learning duly accredited by the Middle States Association of Colleges and Secondary Schools or equivalent accreditation.
* * * "TIME-SHARE SALESPERSON." A PERSON WHO EITHER AS AN EMPLOYEE <-- OR INDEPENDENT CONTRACTOR SELLS OR OFFERS TO SELL TIME SHARES.
[SUCH PERSON SHALL SELL TIME SHARES UNDER THE ACTIVE SUPERVISION OF A BROKER.
A PERSON LICENSED AS A BROKER OR AS A SALESPERSON SHALL NOT BE REQUIRED TO BE LICENSED AS A TIME-SHARE SALESPERSON AS A CONDITION FOR SELLING OR OFFERING TO SELL TIME SHARES.] * * * Section 2.
Section 202(a), (b) and (c) of the act are amended and the section is amended by adding a subsection to 20260HB2645PN3689 - 5 - read:
[five] six other persons, each of whom shall at the time of [his] appointment be a licensed and qualified real estate broker under the existing law of this Commonwealth, and shall have been engaged in the real estate business in this Commonwealth for a period of not less than ten years immediately prior to [his] the appointment;
[five] six other persons, each of whom shall at the time of [his] appointment be a licensed and qualified real estate broker under the existing law of this Commonwealth, and shall have been engaged in the real estate business in this Commonwealth for a 20260HB2645PN3641 - 4 - period of not less than ten years immediately prior to [his] the appointment;
In the event that any of said 20260HB2645PN3689 - 6 - members shall die or resign during [his] the term of office, [his] a successor shall be appointed in the same way and with the same qualifications as above set forth and shall hold office for the unexpired term.
In the event that any of said members shall die or resign during [his] the term of office, [his] a successor shall be appointed in the same way and with the same qualifications as above set forth and shall hold office for the unexpired term.
A commission member who fails to attend three consecutive meetings shall forfeit [his] the member's seat unless the Commissioner of Professional and Occupational Affairs, upon written request from the member, finds that the member should be excused from a meeting because of illness or the death of a family member.
A commission member who fails to attend three consecutive meetings shall forfeit [his] the member's seat unless the Commissioner of Professional and Occupational Affairs, upon 20260HB2645PN3641 - 5 - written request from the member, finds that the member should be excused from a meeting because of illness or the death of a family member.
It shall be unlawful for any person, directly or indirectly, to engage in or conduct, or to advertise or hold [himself] oneself out as engaging in or conducting the business, or acting in the capacity of a broker or salesperson, cemetery broker, cemetery salesperson, [campground membership salesperson, time- <-- share salesperson,] builder-owner salesperson[, rental listing <-- referral agent], licensed home inspector, home inspector-in- <-- training or cemetery company within this Commonwealth without first being licensed or registered as provided in this act, unless [he] the person is exempted from obtaining a license or registration certificate under the provisions of section 304 or 20260HB2645PN3689 - 7 - 599.1(c).
It shall be unlawful for any person, directly or indirectly, to engage in or conduct, or to advertise or hold [himself] oneself out as engaging in or conducting the business, or acting in the capacity of a broker or salesperson, cemetery broker, cemetery salesperson, campground membership salesperson, time- share salesperson, builder-owner salesperson, rental listing referral agent, licensed home inspector, home inspector-in- training or cemetery company within this Commonwealth without first being licensed or registered as provided in this act, unless [he] the person is exempted from obtaining a license or registration certificate under the provisions of section 304 or 599.1(c).
No action or suit shall be instituted, nor recovery be had, in any court of this Commonwealth by any person for compensation for any act done or service rendered, the doing or rendering of which is prohibited under the provisions of this act by a person other than a licensed broker, salesperson, cemetery broker, cemetery salesperson[, campground membership salesperson, time- <-- share salesperson,] OR builder-owner salesperson [or rental <-- listing referral agent], unless such person was duly licensed <-- and registered hereunder as broker or salesperson at the time of offering to perform any such act or service or procuring any promise or contract for the payment of compensation for any such contemplated act or service or the person is a licensed home inspector providing home inspection services.
No action or suit shall be instituted, nor recovery be had, in any court of this Commonwealth by any person for compensation for any act done or service rendered, the doing or rendering of which is prohibited under the provisions of this act by a person other than a licensed broker, salesperson, cemetery broker, cemetery salesperson, campground membership salesperson, time- share salesperson, builder-owner salesperson or rental listing referral agent, unless such person was duly licensed and registered hereunder as broker or salesperson at the time of 20260HB2645PN3641 - 6 - offering to perform any such act or service or procuring any promise or contract for the payment of compensation for any such contemplated act or service or the person is a licensed home inspector providing home inspection services.
Any person who shall engage in or carry on the business, or act in the capacity of a broker, salesperson, cemetery broker, cemetery salesperson, [campground membership salesperson, time- <-- share salesperson,] builder-owner salesperson, [rental listing <-- referral agent], licensed home inspector, home inspector-in- <-- training or cemetery company, within this Commonwealth, without a license or registration certificate, or shall carry on or continue business after the suspension or revocation of any such license or registration certificate issued to [him] the person, or shall employ any person as a salesperson or cemetery salesperson to whom a license has not been issued, or whose license or registration certificate as such shall have been revoked or suspended, shall be guilty of a summary offense and upon conviction thereof for a first offense shall be sentenced 20260HB2645PN3689 - 8 - to pay a fine not exceeding $500 or suffer imprisonment, not exceeding three months, or both and for a second or subsequent offense shall be guilty of a felony of the third degree and upon conviction thereof, shall be sentenced to pay a fine of not less than $2,000 but not more than $5,000 or to imprisonment for not less than one year but not more than two years, or both.
Any person who shall engage in or carry on the business, or act in the capacity of a broker, salesperson, cemetery broker, cemetery salesperson, campground membership salesperson, time- share salesperson, builder-owner salesperson, rental listing referral agent, licensed home inspector, home inspector-in- training or cemetery company, within this Commonwealth, without a license or registration certificate, or shall carry on or continue business after the suspension or revocation of any such license or registration certificate issued to [him] the person, or shall employ any person as a salesperson or cemetery salesperson to whom a license has not been issued, or whose license or registration certificate as such shall have been revoked or suspended, shall be guilty of a summary offense and upon conviction thereof for a first offense shall be sentenced to pay a fine not exceeding $500 or suffer imprisonment, not exceeding three months, or both and for a second or subsequent offense shall be guilty of a felony of the third degree and upon conviction thereof, shall be sentenced to pay a fine of not less than $2,000 but not more than $5,000 or to imprisonment for not less than one year but not more than two years, or both.
In addition to any other civil remedy or criminal penalty provided for in this act, the commission, by a vote of the majority of the maximum number of the authorized membership of the commission as provided by law, or by a vote of the majority of the duly qualified and confirmed membership or a minimum of five members, whichever is greater, may levy a civil penalty of up to $1,000 on any current licensee who violates any provision of this act or on any person who practices real estate or as a licensed home inspector or home inspector-in-training without being properly licensed or registered to do so under this act.
In addition to any other civil remedy or criminal penalty provided for in this act, the commission, by a vote of the majority of the maximum number of the authorized membership of the commission as provided by law, or by a vote of the majority 20260HB2645PN3641 - 7 - of the duly qualified and confirmed membership or a minimum of five members, whichever is greater, may levy a civil penalty of up to $1,000 on any current licensee who violates any provision of this act or on any person who practices real estate or as a licensed home inspector or home inspector-in-training without being properly licensed or registered to do so under this act.
Any school which shall offer or conduct any course or courses 20260HB2645PN3689 - 9 - of study in real estate or home inspection shall first obtain approval from, and thereafter abide by the rules and regulations of the commission covering such schools.
Any school which shall offer or conduct any course or courses of study in real estate or home inspection shall first obtain approval from, and thereafter abide by the rules and regulations of the commission covering such schools.
A licensed home inspector shall be required to obtain 32 hours of continuing education during the biennial renewal period.
A licensed home inspector shall be required to obtain 32 hours of continuing education during the biennial renewal 20260HB2645PN3641 - 8 - period.
Section 406 406(3) of the act is amended AND THE <-- SECTION IS AMENDED by adding a paragraph to read:
Section 406 of the act is amended by adding a paragraph to read:
* * * [(3) THOSE ACTIVITIES INVOLVING CAMPGROUND MEMBERSHIPS <-- FOR WHICH LICENSING IS REQUIRED UNDER THIS ACT AND TO INSTRUCT AND REQUIRE ITS AGENTS TO BRING PROSECUTIONS FOR UNAUTHORIZED OR UNLAWFUL ACTIVITIES.] 20260HB2645PN3689 - 10 - (4) Those activities involving home inspection for which licensing or registration is required under this act and to instruct and require its agents to bring prosecutions for unauthorized or unlawful activities.
* * * (4) Those activities involving home inspection for which licensing or registration is required under this act and to instruct and require its agents to bring prosecutions for unauthorized or unlawful activities.
(a) Licenses shall be granted only to and renewed only for persons who bear a good reputation for honesty, trustworthiness, integrity and competence to transact the business of broker, salesperson, cemetery broker, cemetery salesperson, [campground <-- membership salesperson, time-share salesperson,] builder-owner <-- salesperson, licensed home inspector, OR home inspector-in- <-- training [or rental listing referral agent], in such manner as <-- to safeguard the interest of the public, and only after satisfactory proof of such qualifications has been presented to the commission as it shall by regulation require.
(a) Licenses shall be granted only to and renewed only for persons who bear a good reputation for honesty, trustworthiness, integrity and competence to transact the business of broker, salesperson, cemetery broker, cemetery salesperson, campground membership salesperson, time-share salesperson, builder-owner salesperson, licensed home inspector, home inspector-in-training or rental listing referral agent, in such manner as to safeguard the interest of the public, and only after satisfactory proof of 20260HB2645PN3641 - 9 - such qualifications has been presented to the commission as it shall by regulation require.
20260HB2645PN3689 - 11 - SECTION 6.1.
Section 7.
SECTIONS 561, 581, 582, 591 AND 592 OF THE ACT <-- ARE REPEALED.
Show all 113 changed rows (73 more)
Previous
Latest
[SECTION 561.
QUALIFICATIONS FOR LICENSE.
THE QUALIFICATION FOR LICENSURE AS A RENTAL LISTING REFERRAL AGENT SHALL BE THE SAME AS THOSE SET FORTH IN SECTIONS 521 AND 522 EXCEPT THAT THE APPLICANT NEED NOT BE AFFILIATED WITH A BROKER.
SECTION 581.
QUALIFICATIONS FOR LICENSE.
(A) THE APPLICANT FOR A CAMPGROUND SALESPERSON'S LICENSE SHALL BE AT LEAST 18 YEARS OF AGE.
(B) THE APPLICANT SHALL HAVE SUCCESSFULLY COMPLETED 15 HOURS IN THE FOLLOWING AREAS OF STUDY:
(1) BASIC CONTRACT LAW.
(2) SALES PRACTICES AND PROCEDURES.
(3) SALES ETHICS.
(4) BASIC THEORY OF CAMPGROUND MEMBERSHIPS.
(C) THE APPLICANT SHALL UNDERGO NOT LESS THAN 30 DAYS OF ONSITE TRAINING AT A CAMPGROUND MEMBERSHIP FACILITY.
SECTION 582.
APPLICATION FOR LICENSE.
(A) AN APPLICATION FOR A LICENSE AS A CAMPGROUND MEMBERSHIP SALESPERSON SHALL BE MADE IN WRITING TO THE DEPARTMENT UPON A FORM PROVIDED FOR THE PURPOSE BY THE DEPARTMENT AND SHALL CONTAIN SUCH INFORMATION AS TO THE APPLICANT AS THE COMMISSION SHALL REQUIRE.
(B) THE APPLICANT FOR A LICENSE SHALL SUBMIT A SWORN AFFIDAVIT BY A BROKER CERTIFYING THAT THE BROKER WILL ACTIVELY SUPERVISE AND TRAIN THE APPLICANT AND CERTIFYING THE TRUTH AND ACCURACY OF THE CERTIFICATION OF THE APPLICANT.
(C) A LICENSE SHALL BE RENEWED BIENNIALLY.
(D) THE COMMISSION SHALL ESTABLISH AN APPLICATION FEE AND A 20260HB2645PN3689 - 12 - BIENNIAL RENEWAL FEE BY REGULATION.
SECTION 591.
QUALIFICATIONS FOR LICENSE.
(A) THE APPLICANT FOR A TIME-SHARE SALESPERSON'S LICENSE SHALL BE AT LEAST 18 YEARS OF AGE.
(B) THE APPLICANT SHALL HAVE SUCCESSFULLY COMPLETED 30 HOURS OF INSTRUCTION IN THE FOLLOWING AREAS OF STUDY:
(1) BASIC CONTRACT LAW.
(2) SALES PRACTICES AND PROCEDURES.
(3) SALES ETHICS.
(4) BASIC THEORY OF RESORT TIME SHARING.
(C) THE APPLICANT SHALL UNDERGO NOT LESS THAN 30 DAYS OF ONSITE TRAINING AT A TIME-SHARE FACILITY.
SECTION 592.
APPLICATION FOR LICENSE.
(A) AN APPLICATION FOR A LICENSE AS A TIME-SHARE SALESPERSON SHALL BE MADE IN WRITING TO THE DEPARTMENT UPON A FORM PROVIDED FOR THE PURPOSE BY THE DEPARTMENT AND SHALL CONTAIN SUCH INFORMATION AS TO THE APPLICANT AS THE COMMISSION SHALL REQUIRE.
(B) THE APPLICANT SHALL SUBMIT A SWORN STATEMENT BY A BROKER CERTIFYING THAT THE BROKER WILL ACTIVELY SUPERVISE AND TRAIN THE APPLICANT AND CERTIFYING THE TRUTH AND ACCURACY OF THE CERTIFICATION OF THE APPLICANT.
(C) A LICENSE SHALL BE RENEWED BIENNIALLY.
(D) THE COMMISSION SHALL ESTABLISH AN APPLICATION FEE AND A BIENNIAL RENEWAL FEE BY REGULATION.] Section 7.
20260HB2645PN3689 - 13 - (a) Qualifications.--An applicant shall be considered to be qualified for a license as a home inspector if the applicant submits proof satisfactory to the commission of all of the following:
(a) Qualifications.--An applicant shall be considered to be qualified for a license as a home inspector if the applicant submits proof satisfactory to the commission of all of the following:
(2) The applicant is at least 18 years of age.
20260HB2645PN3641 - 10 - (2) The applicant is at least 18 years of age.
20260HB2645PN3689 - 14 - (7) The applicant is not addicted to the habitual use of alcohol, narcotics or other habit-forming drugs.
(7) The applicant is not addicted to the habitual use of alcohol, narcotics or other habit-forming drugs.
(ii) If the applicant has resided outside this Commonwealth for any time in the five years immediately preceding the date of application, a report to the commission of Federal criminal identification and crime records under 28 U.S.C.
(ii) If the applicant has resided outside this 20260HB2645PN3641 - 11 - Commonwealth for any time in the five years immediately preceding the date of application, a report to the commission of Federal criminal identification and crime records under 28 U.S.C.
or (ii) performed or participated in 100 home inspections and has passed a recognized or accredited examination testing knowledge of the proper procedures 20260HB2645PN3689 - 15 - for conducting a home inspection.
or (ii) performed or participated in 100 home inspections and has passed a recognized or accredited examination testing knowledge of the proper procedures for conducting a home inspection.
(2) An individual licensed under the act of December 14, 1982 (P.L.1227, No.281), known as the Architects Licensure Law.
(2) An individual licensed under the act of December 14, 1982 (P.L.1227, No.281), known as the Architects Licensure 20260HB2645PN3641 - 12 - Law.
(e) Use of title.--An individual who holds a license or is maintained on inactive status may use the title "Licensed Home Inspector" and the abbreviation "L.H.I." No other individual may 20260HB2645PN3689 - 16 - use the title "Licensed Home Inspector" or the title "Home Inspector" or hold oneself out to others as a home inspector.
(e) Use of title.--An individual who holds a license or is maintained on inactive status may use the title "Licensed Home Inspector" and the abbreviation "L.H.I." No other individual may use the title "Licensed Home Inspector" or the title "Home Inspector" or hold oneself out to others as a home inspector.
(g) Examination not required.--The commission may issue a home inspector license without examination to an applicant holding a home inspector license in another state who submits proof satisfactory to the commission of all of the following:
20260HB2645PN3641 - 13 - (g) Examination not required.--The commission may issue a home inspector license without examination to an applicant holding a home inspector license in another state who submits proof satisfactory to the commission of all of the following:
(ii) If the applicant has resided outside this Commonwealth for any time in the five years immediately 20260HB2645PN3689 - 17 - preceding the date of application, a report to the commission of Federal criminal identification and crime records under 28 U.S.C.
(ii) If the applicant has resided outside this Commonwealth for any time in the five years immediately preceding the date of application, a report to the commission of Federal criminal identification and crime records under 28 U.S.C.
(2) A license fee to obtain a local license, except that this prohibition shall not prevent a local government from imposing an occupational license tax on a person operating as a licensed home inspector within the jurisdiction of the local government.
(2) A license fee to obtain a local license, except that 20260HB2645PN3641 - 14 - this prohibition shall not prevent a local government from imposing an occupational license tax on a person operating as a licensed home inspector within the jurisdiction of the local government.
A licensed home inspector shall maintain professional liability insurance for at least one year after the latest home inspection report the licensed home 20260HB2645PN3689 - 18 - inspector delivers, unless the home inspection report was delivered prior to the effective date of this section.
A licensed home inspector shall maintain professional liability insurance for at least one year after the latest home inspection report the licensed home inspector delivers, unless the home inspection report was delivered prior to the effective date of this section.
(2) The act of January 24, 1966 (1965 P.L.1535, No.537), known as the Pennsylvania Sewage Facilities Act.
20260HB2645PN3641 - 15 - (2) The act of January 24, 1966 (1965 P.L.1535, No.537), known as the Pennsylvania Sewage Facilities Act.
(l) Home inspector-in-training registration.-- (1) The commission shall, upon application and payment of the application fee established by the commission, issue a home inspector-in-training registration, without examination, to any person who meets the home inspector-in-training 20260HB2645PN3689 - 19 - educational requirements set by the commission.
(l) Home inspector-in-training registration.-- (1) The commission shall, upon application and payment of the application fee established by the commission, issue a home inspector-in-training registration, without examination, to any person who meets the home inspector-in-training educational requirements set by the commission.
(vi) Signature of the supervising inspector.
20260HB2645PN3641 - 16 - (vi) Signature of the supervising inspector.
20260HB2645PN3689 - 20 - (b) Immediate threat to health or safety.--If an immediate threat to health or safety is observed during the course of a home inspection and the home is occupied, the licensed home inspector shall disclose the immediate threat to health or safety to the property owner and occupants of the property at the conclusion of the home inspection.
(b) Immediate threat to health or safety.--If an immediate threat to health or safety is observed during the course of a home inspection and the home is occupied, the licensed home inspector shall disclose the immediate threat to health or safety to the property owner and occupants of the property at the conclusion of the home inspection.
Section 599.3.
20260HB2645PN3641 - 17 - Section 599.3.
(2) Inspecting for a fee any property in which the licensed home inspector, the employer of the licensed home 20260HB2645PN3689 - 21 - inspector or other business or person has a financial interest or an interest in the transfer of the property, including receipt of a commission as an agent, unless the financial interest or interest in the transfer of the property is disclosed in writing to the buyer before the home inspection is performed and the buyer signs an acknowledgment of receipt of the disclosure.
(2) Inspecting for a fee any property in which the licensed home inspector, the employer of the licensed home inspector or other business or person has a financial interest or an interest in the transfer of the property, including receipt of a commission as an agent, unless the financial interest or interest in the transfer of the property is disclosed in writing to the buyer before the home inspection is performed and the buyer signs an acknowledgment of receipt of the disclosure.
(3) Offering or delivering a commission, referral fee or kickback to the seller of the inspected property or to an agent for the seller or buyer for the referral of business to the licensed home inspector, the employer of the licensed home inspector or other business or person.
(3) Offering or delivering a commission, referral fee or kickback to the seller of the inspected property or to an 20260HB2645PN3641 - 18 - agent for the seller or buyer for the referral of business to the licensed home inspector, the employer of the licensed home inspector or other business or person.
20260HB2645PN3689 - 22 - (a) Required provisions.--A home inspection contract must be typewritten and include all of the following:
(a) Required provisions.--A home inspection contract must be typewritten and include all of the following:
(7) A statement explaining the confidentiality between the licensed home inspector and the client.
(7) A statement explaining the confidentiality between 20260HB2645PN3641 - 19 - the licensed home inspector and the client.
(3) If, at the time of the inspection, there is visible evidence of the presence of interior mold, the licensed home 20260HB2645PN3689 - 23 - inspector must disclose in the home inspection report the visible evidence and the location and advise the client to obtain a professional evaluation.
(3) If, at the time of the inspection, there is visible evidence of the presence of interior mold, the licensed home inspector must disclose in the home inspection report the visible evidence and the location and advise the client to obtain a professional evaluation.
(ii) The results of this home inspection are not intended to make a representation regarding the presence or absence of latent or concealed defects that are not reasonably ascertainable in a competently performed home inspection.
20260HB2645PN3641 - 20 - (ii) The results of this home inspection are not intended to make a representation regarding the presence or absence of latent or concealed defects that are not reasonably ascertainable in a competently performed home inspection.
The property owner shall have the right, upon request, 20260HB2645PN3689 - 24 - to receive without charge a copy of a home inspection report from the person for whom the home inspection report was prepared.
The property owner shall have the right, upon request, to receive without charge a copy of a home inspection report from the person for whom the home inspection report was prepared.
(c) Liability.--A licensed home inspector shall not be held liable for the contents or omissions of a home inspection report if relied upon by any individual or person other than the client as identified by the executed contract for the specific home inspection.
(c) Liability.--A licensed home inspector shall not be held liable for the contents or omissions of a home inspection report 20260HB2645PN3641 - 21 - if relied upon by any individual or person other than the client as identified by the executed contract for the specific home inspection.
Sections 601 HEADING AND (A), 602(a) AND (I), <-- 603(B) and 608.6(h) of the act are amended to read:
Sections 602(a) and 608.6(h) of the act are amended to read:
SECTION 601.
Section 602.
DUTY OF BROKERS[,] AND CEMETERY BROKERS [AND <-- RENTAL LISTING REFERRAL AGENTS] TO MAINTAIN OFFICE.
(A) EACH BROKER (WHICH TERM IN THIS SECTION SHALL INCLUDE CEMETERY BROKER) [AND RENTAL LISTING REFERRAL AGENT] WHO HOLDS A STANDARD LICENSE SHALL MAINTAIN A FIXED OFFICE WITHIN THIS COMMONWEALTH.
THE CURRENT LICENSE OF SUCH A [RENTAL LISTING REFERRAL AGENT OR] BROKER AND OF EACH LICENSEE EMPLOYED BY [SUCH BROKER OR RENTAL LISTING REFERRAL AGENT] THE BROKER SHALL BE PROMINENTLY DISPLAYED IN AN OFFICE OF THE BROKER [OR RENTAL LISTING REFERRAL AGENT].
THE ADDRESS OF THE OFFICE SHALL BE DESIGNATED ON THE CURRENT LICENSE.
IN CASE OF REMOVAL OF A BROKER'S OFFICE FROM THE DESIGNATED LOCATION, ALL LICENSEES 20260HB2645PN3689 - 25 - REGISTERED AT THAT LOCATION SHALL MAKE APPLICATION TO THE COMMISSION BEFORE SUCH REMOVAL OR WITHIN TEN DAYS THEREAFTER, DESIGNATING THE NEW LOCATION OF THE OFFICE, AND SHALL PAY THE REQUIRED FEES, WHEREUPON THE COMMISSION SHALL ISSUE A CURRENT LICENSE AT THE NEW LOCATION FOR THE UNEXPIRED PERIOD, IF THE NEW LOCATION COMPLIES WITH THE TERMS OF THIS ACT.
EACH BROKER WHO HOLDS A STANDARD LICENSE SHALL MAINTAIN A SIGN ON THE OUTSIDE OF HIS OFFICE INDICATING THE PROPER LICENSED BROKERAGE NAME.
* * * Section 602.
* * * (I) AN ASSOCIATE BROKER[,] OR SALESPERSON[, CAMPGROUND <-- MEMBERSHIP SALESPERSON OR TIME-SHARE SALESPERSON] HOLDING A RECIPROCAL LICENSE SHALL NOT CONDUCT BUSINESS IN THIS COMMONWEALTH EXCEPT IN AFFILIATION WITH A BROKER HOLDING EITHER A STANDARD OR A RECIPROCAL LICENSE.
* * * Section 608.6.
* * * SECTION 603.
EMPLOYMENT OF ASSOCIATE BROKERS, SALESPERSON.
* * * [(B) NO CAMPGROUND MEMBERSHIP SALESPERSON OR TIME-SHARE SALESPERSON SHALL BE SUPERVISED BY ANY OTHER BROKER THAN IS DESIGNATED UPON THE CURRENT LICENSE ISSUED TO SUCH SALESPERSON.
20260HB2645PN3689 - 26 - WHENEVER A CAMPGROUND MEMBERSHIP SALESPERSON OR A TIME-SHARE SALESPERSON DESIRES TO BE SUPERVISED BY A DIFFERENT BROKER, SUCH LICENSEE AND THE COMMISSION SHALL FOLLOW THE PROCEDURE SPECIFIED IN SUBSECTION (A) FOR REAL ESTATE SALESPERSONS.] Section 608.6.
Section 10.
20260HB2645PN3641 - 22 - Section 10.
20260HB2645PN3689 - 27 -
20260HB2645PN3641 - 23 -
⬇ Download PDF
View plain text versions (2)

Action History

  1. Re-committed to RULES, June 24, 2026

  2. First consideration, June 24, 2026

  3. Reported as amended, June 24, 2026

  4. Referred to PROFESSIONAL LICENSURE, June 17, 2026

Sponsors

Sponsorship breakdown

Export CSV (upgrade) →

1 sponsors · 19 co-sponsors · 233 not signed on

Sponsors (1)

Co-sponsors (19)

Not signed on (233)

233 members have not signed on to this bill.

Show all 233 →

"Not signed on" means a member has not sponsored or co-sponsored this bill — it does not imply opposition. Members flagged Voted No have a recorded No vote on this bill.

Whip count is in markup. Polling the chamber and every recorded vote this session. Only the first open is slow. It’s instant for you after this. Calling the roll · Tallying · Engrossing

Subjects

housing labor
Cross-referencing the record. Reading this bill against every other bill in the corpus by meaning, not keywords. Only the first open is slow. It’s instant for you after this. Matching · Ranking · Engrossing

Frequently asked questions

What does HB 2645 do?
Licensing Home Inspectors
Who sponsors HB 2645?
HB 2645 is sponsored by Melissa L. Shusterman (Democratic), Nancy Guenst (Democratic), Tina M. Davis (Democratic), Liz Hanbidge (Democratic), Heather Boyd (Democratic), Steven C. Mentzer (Republican), Perry S. Warren (Democratic), Joe Ciresi (Democratic), Daniel J. Deasy (Democratic), Mandy Steele (Democratic), Dan K. Williams (Democratic), Milou Mackenzie (Republican), Joe McAndrew (Democratic), Robert E. Merski (Democratic), Ed Neilson (Democratic), Nikki Rivera (Democratic), Benjamin V. Sanchez (Democratic), Tarah Probst (Democratic), Jeanne McNeill (Democratic), and Tim Brennan (Democratic).
What is the current status of HB 2645?
This bill is in committee in the House. Introduced June 17, 2026. It must pass committee before a floor vote.
Where can I track HB 2645?
Track HB 2645 free on One Click Politics — get push/email alerts when it moves.

Make your voice heard on HB 2645

Find the representatives who decide this bill and tell them where you stand — for yourself, or mobilize your whole list in one click with One Click Politics advocacy software.

Find my representatives → Run a campaign

Stay ahead of HB 2645

Last checked for changes 3 months ago · updated continuously

One Click Politics tracks every bill in Congress and all 50 states.

Track this bill →