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Construction and Building Inspectors  "aka" Home Inspectors

Significant Points
  • About 45 percent of inspectors worked for local governments, primarily municipal or county building departments.
  • Many home inspectors are self-employed.
  • Opportunities should be best for experienced construction supervisors and craftworkers who have some college education, engineering or architectural training, or certification as construction inspectors or plan examiners.
  • Home inspection has become a standard practice in the home-purchasing process, creating more opportunities for home inspectors.
Nature of the Work [About this section]

Construction and building inspectors examine buildings, highways and streets, sewer and water systems, dams, bridges, and other structures to ensure that their construction, alteration, or repair complies with building codes and ordinances, zoning regulations, and contract specifications. Building codes and standards are the primary means by which building construction is regulated in the United States for the health and safety of the general public. National model building codes are published by the International Code Council (ICC), although many localities have additional ordinances and codes that modify or add to the National model codes. To monitor compliance with regulations, inspectors make an initial inspection during the first phase of construction and follow up with further inspections throughout the construction project. However, no inspection is ever exactly the same. In areas where certain types of severe weather or natural disasters—such as earthquakes or hurricanes—are more common, inspectors monitor compliance with additional safety regulations designed to protect structures and occupants during those events.

There are many types of inspectors. Building inspectors inspect the structural quality and general safety of buildings. Some specialize in such areas as structural steel or reinforced-concrete structures. Before construction begins, plan examiners determine whether the plans for the building or other structure comply with building code regulations and whether they are suited to the engineering and environmental demands of the building site. To inspect the condition of the soil and the positioning and depth of the footings, inspectors visit the worksite before the foundation is poured. Later, they return to the site to inspect the foundation after it has been completed. The size and type of structure, as well as the rate at which it proceeds toward completion, determine the number of other site visits they must make. Upon completion of the project, they make a final, comprehensive inspection.

In addition to structural characteristics, a primary concern of building inspectors is fire safety. They inspect structures’ fire sprinklers, alarms, smoke control systems, fire exits. Inspectors assess the type of construction, contents of the building, adequacy of fire protection equipment, and risks posed by adjoining buildings.

Electrical inspectors examine the installation of electrical systems and equipment to ensure that they function properly and comply with electrical codes and standards. They visit worksites to inspect new and existing sound and security systems, wiring, lighting, motors, and generating equipment. They also inspect the installation of the electrical wiring for heating and air-conditioning systems, appliances, and other components.

Elevator inspectors examine lifting and conveying devices such as elevators, escalators, moving sidewalks, lifts and hoists, inclined railways, ski lifts, and amusement rides.

Home inspectors conduct inspections of newly built or previously owned homes, condominiums, town homes, manufactured homes, residential-unit living (apartments), and at times commercial buildings. Home inspection has become a standard practice in the home-purchasing process. Typically, home inspectors are hired by prospective home buyers to inspect and report on the condition of a home’s systems, components, and structure. Although they look for and report violations of building codes, they do not have the power to enforce compliance with the codes. Typically, are hired either immediately prior to a purchase offer on a home or as a contingency to a sales contract. In addition to examining structural quality, home inspectors inspect all home systems and features, including roofing as well as the exterior, site, attached garage or carport, foundation, interior, plumbing, electrical, and heating and cooling systems. Some home inspections are done for homeowners who want an evaluation of their home’s condition or as a way to diagnose problems.

Mechanical inspectors inspect the installation of the mechanical components of commercial kitchen appliances, heating and air-conditioning equipment, gasoline and butane tanks, gas and oil piping, and gas-fired and oil-fired appliances. Some specialize in boilers or ventilating equipment as well.

Plumbing inspectors examine plumbing systems, including private disposal systems, water supply and distribution systems, plumbing fixtures and traps, and drain, waste, and vent lines.

Public works inspectors ensure that Federal, State, and local government construction of water and sewer systems, highways, streets, bridges, and dams conforms to detailed contract specifications. They inspect excavation and fill operations, the placement of forms for concrete, concrete mixing and pouring, asphalt paving, and grading operations. They record the work and materials used so that contract payments can be calculated. Public works inspectors may specialize in highways, structural steel, reinforced concrete, or ditches. Others specialize in dredging operations required for bridges and dams or for harbors.

The owner of a building or structure under construction employs specification inspectors to ensure that work is done according to design specifications. Specification inspectors represent the owner’s interests, not those of the general public. Insurance companies and financial institutions also may use the services of specification inspectors.

Details concerning construction projects, building and occupancy permits, and other documentation generally are stored on computers so that they can easily be retrieved, kept accurate, and be updated. For example, inspectors may use laptop computers to record their findings while inspecting a site. Most inspectors use computers to help them monitor the status of construction inspection activities and keep track of permits issued, and some can access all construction and building codes from their computers on the jobsite, decreasing the need for paper binders. However, many inspectors continue to use a paper checklist to detail their findings.

Although inspections are primarily visual, inspectors may use tape measures, survey instruments, metering devices, and equipment such as concrete strength measurers. They keep a log of their work, take photographs, and file reports. Many inspectors also use laptops or other portable electronic devices onsite to facilitate the accuracy of their written reports, as well as e-mail and fax machines to send out the results. If necessary, they act on their findings. For example, government and construction inspectors notify the construction contractor, superintendent, or supervisor when they discover a violation of a code or ordinance or something that does not comply with the contract specifications or approved plans. If the problem is not corrected within a reasonable or otherwise specified period, government inspectors have authority to issue a “stop-work” order.

Many inspectors also investigate construction or alterations being done without proper permits. Inspectors who are employees of municipalities enforce laws pertaining to the proper design, construction, and use of buildings. They direct violators of permit laws to obtain permits and to submit to inspection.

Working Conditions [About this section]

Construction and building inspectors usually work alone. However, several may be assigned to large, complex projects, particularly because inspectors tend to specialize in different areas of construction. Although they spend considerable time inspecting construction worksites, inspectors also spend time in a field office reviewing blueprints, answering letters or telephone calls, writing reports, and scheduling inspections.

Many construction sites are dirty and may be cluttered with tools, materials, or debris. Inspectors may have to climb ladders or many flights of stairs or crawl around in tight spaces. Although their work generally is not considered hazardous, inspectors, like other construction workers, wear hardhats and adhere to other safety requirements while at a construction site.

Inspectors normally work regular hours. However, they may work additional hours during periods when a lot of construction is taking place. Also, if an accident occurs at a construction site, inspectors must respond immediately and may work additional hours to complete their report. Nongovernment inspectors—especially those who are self-employed—may have a varied work schedule, at times working evenings and weekends.

Training, Other Qualifications, and Advancement [About this section]

Although requirements vary considerably, depending upon where one is employed, construction and building inspectors should have a thorough knowledge of construction materials and practices in either a general area, such as structural or heavy construction, or a specialized area, such as electrical or plumbing systems, reinforced concrete, or structural steel. Home inspectors combine a knowledge of multiple specialties, so many of them have a combination of certifications, as well as previous experience in various construction trades. For example, many inspectors previously worked as carpenters, electricians, plumbers, or pipefitters.

Because inspectors must possess the right mix of technical knowledge, experience, and education, employers prefer applicants who have both formal training and experience. Most employers require at least a high school diploma or the equivalent, even for workers with considerable experience. More often, employers look for persons who have studied engineering or architecture or who have a degree from a community or junior college with courses in building inspection, home inspection, construction technology, drafting, and mathematics. Many community colleges offer certificate or associate’s degree programs in building inspection technology. Courses in blueprint reading, algebra, geometry, and English also are useful. A growing number of construction and building inspectors are entering the occupation with a college degree, which often can substitute for previous experience.

Construction and building inspectors must be in good physical condition in order to walk and climb about construction and building sites. They also must have a driver’s license, so that they can get to scheduled appointments.

The level of training requirements varies by type of inspector and State. In general, construction and building inspectors receive much of their training on the job, although they must learn building codes and standards on their own. Working with an experienced inspector, they learn about inspection techniques; codes, ordinances, and regulations; contract specifications; and recordkeeping and reporting duties. Supervised onsite inspections also may be a part of the training. Other requirements can include various courses and assigned reading. Some courses and instructional material are available online as well as through formal venues. An engineering or architectural degree often is required for advancement to supervisory positions.

Most States and local jurisdictions require some type of certification for employment. Even if not required, certification can enhance an inspector’s opportunities for employment and advancement to more responsible positions. To become certified, inspectors with substantial experience and education must pass examinations on code requirements, construction techniques and materials, standards of practice, and codes of ethics. The International Code Council (ICC) offers multiple voluntary certifications, as do other professional associations. Many categories of certification are awarded for inspectors and plan examiners in a variety of specialties, including the Certified Building Official (CBO) certification, for code compliance, and the Residential Building Inspector (RBI) certification, for home inspectors. In a few cases, there are no education or experience prerequisites, and certification consists of passing an examination in a designated field either at a regional location or online. In addition, Federal, State, and many local governments may require inspectors to pass a civil service exam. Being a member of a nationally recognized inspection association enhances employment opportunities and may be required by some employers.

Because they advise builders and the general public on building codes, construction practices, and technical developments, construction and building inspectors must keep abreast of changes in these areas. Continuing education is imperative and is required by many States and certifying organizations. Numerous employers provide formal training to broaden inspectors’ knowledge of construction materials, practices, and techniques. Inspectors who work for small agencies or firms that do not conduct their own training programs can expand their knowledge and upgrade their skills by attending State-sponsored training programs, by taking college or correspondence courses, or by attending seminars and conferences sponsored by various related organizations, such as the ICC.

Employment [About this section]

Construction and building inspectors held about 94,000 jobs in 2004. Local governments—primarily municipal or county building departments—employed 45 percent. Employment of local government inspectors is concentrated in cities and in suburban areas undergoing rapid growth. Local governments employ large inspection staffs, including many plan examiners or inspectors who specialize in structural steel, reinforced concrete, and boiler, electrical, and elevator inspection.

Another 25 percent of construction and building inspectors worked for architectural and engineering services firms, conducting inspections for a fee or on a contract basis. Many of these were home inspectors working on behalf of potential real estate purchasers. Most of the remaining inspectors were employed in other service-providing industries or by State governments. About 1 in 10 construction and building inspectors was self-employed. Since many home inspectors are self-employed, it is likely that most self-employed construction and building inspectors were home inspectors.

Job Outlook [About this section]

Job opportunities in construction and building inspection should be best for those highly experienced supervisors and construction craft workers who have some college education, engineering or architectural training, or certification as inspectors or plan examiners. Thorough knowledge of construction practices and skills in areas such as reading and evaluating blueprints and plans is essential.

Employment of construction and building inspectors is expected to grow faster than average for most occupations through 2014. Concern for public safety and a desire for improvement in the quality of construction should continue to stimulate demand for construction and building inspectors in government as well as in firms specializing in architectural, engineering, and related services. Inspectors are involved in all phases of construction, including maintenance and repair work, and are therefore less likely to lose their jobs when new construction slows during recessions. In addition to openings stemming from the expected employment growth, some job openings will arise from the need to replace inspectors who transfer to other occupations or leave the labor force.

The routine practice of obtaining home inspections is a relatively recent development, causing employment of home inspectors to increase rapidly. Although employment of home inspectors is expected to continue to increase, the attention given to this specialty, combined with the desire of some construction workers to move into less strenuous and potentially higher paying work, may result in competition in some areas. In addition, increasing State regulations are starting to limit entry into the specialty only to those who have a given level of previous experience and are certified.

Earnings [About this section]

Median annual earnings of construction and building inspectors were $43,670 in May 2004. The middle 50 percent earned between $34,620 and $54,970. The lowest 10 percent earned less than $27,760, and the highest 10 percent earned more than $67,380. Median annual earnings in the industries employing the largest numbers of construction and building inspectors in May 2004 were:

Local government $43,960
Architectural, engineering, and related services 43,880
State government 39,310

Building inspectors, including plan examiners, generally earn the highest salaries. Salaries in large metropolitan areas are substantially higher than those in small jurisdictions.