SB 458 Georgia Senate · 2025-2026 Regular Session

"Home Inspector Licensing Act of Georgia"; enact

Summary

A BILL to be entitled an Act to amend Chapter 41 of Title 43 of the Official Code of Georgia Annotated, relating to residential and commercial general contractors, so as to provide for licensure of home inspectors; to provide for reciprocity of licensure; to provide for licensure of companies performing home inspections; to provide for minimum requirements to apply for licensure; to provide for continuing education requirements; to require home inspectors to maintain insurance; to provide for standards of practice and unfair trade practices; to provide for exceptions; to provide for definitions; to provide for a short title; to provide for a legislative purpose; to provide for related matters; to repeal conflicting laws; and for other purposes.

Bill status passed both 4 of 5 stages cleared

Introduction

Feb 2026

Committee Review

Mar 2026

Senate Passage

Mar 2026

House Passage

Mar 2026

Governor

Introduced Feb 4, 2026 Last action Mar 31, 2026

Maddy AI version diff · 2 comparisons

What changed between versions

As Passed Senate → LC 62 0484S/hss · 5 edits

MODERATE

The bill was amended to expand its scope from just home inspectors to also include real estate brokers and salespersons. The changes add new definitions for 'wholesalers' and update commission rules to require five of six members to be active real estate licensees. It also adds specific violations related to unauthorized sales and fee manipulation for real estate professionals, while retaining the original requirements for home inspector licensing and insurance.

Scope change

The bill now covers both home inspectors and real estate brokers/salespersons, whereas the original version only addressed home inspectors.

SCOPE

Expanded the bill to amend Chapter 40 (real estate brokers) in addition to Chapter 41 (general contractors).

DEFINITION

Added a new definition for 'Wholesaler' to clarify who is not licensed under the real estate chapter.

REQUIREMENT

Changed the Georgia Real Estate Commission composition to require five of six members to be active real estate licensees.

ENFORCEMENT

Added new violations for real estate licensees regarding unauthorized property sales, fee manipulation, and improper referral practices.

EXCEPTIONS

Added new exceptions for property owners, family members, and licensed accountants performing specific acts.

Floor votes · Senate Mar 6, 2026 · House Mar 31, 2026

How they voted

40–2

Passed · 6 other

Total votes 48

Mar 6, 2026

D Democratic19

15 Yea 4

78% Yea

R Republican29

25 Yea 2 Nay 2

86% Yea

Vote distribution

All Yea All Nay Mixed No data

Full legislative history

Actions timeline

Total actions

Key actions

Committee

Mar 31, 2026

Lower · Passed

House Passed/Adopted By Substitute

lower

Mar 18, 2026

Lower · Passed

House Committee Favorably Reported By Substitute

lower

Mar 6, 2026

Upper · Passed

Senate Passed/Adopted By Substitute

upper

Feb 18, 2026

Upper · Passed

Senate Committee Favorably Reported By Substitute

upper

Feb 5, 2026

Committee

Senate Read and Referred

upper

Feb 4, 2026

Introduced

Senate Hopper

upper

15 primary · 0 co-sponsors