HB118 Summary

• Establishes a 2-year statute of limitations for civil actions (tort, contract, or otherwise) against licensed home inspectors beginning when damage or injury is discovered or should have been discovered with reasonable diligence.

• Implements a 7-year absolute bar on any relief for actions arising more than 7 years after delivery of a home inspection report, with an exception for cases where the inspector had actual knowledge of a defect and failed to disclose it.

• Applies the limitation period to defects in home inspections or reports, property damage caused by inspection deficiencies, and personal injury or wrongful death resulting from inspection deficiencies.

• Clarifies legislative intent that insurance requirements for home inspectors do not express public policy against contractual limitations of liability between home inspectors and their customers.

• Applies to all home inspections performed on or after the effective date, which is the first day of the third month following passage and approval by the Governor.