Short answerCall a specialist whenever the inspector writes recommend further evaluation, and for any item that could cost thousands: bowing walls, aluminum wiring or older panels, roofs with little life, sewer line concerns, chimney damage, heat exchanger questions, radon, and well or septic issues. Book them right away; your inspection deadline does not move for scheduling.
| Finding | Specialist |
|---|---|
| Bowing wall, major cracks, sagging floors | Structural engineer |
| Aluminum wiring, older panel, overheating | Licensed electrician |
| Roof leaks or little remaining life | Roofer |
| Slow drains, older cast iron or clay sewer | Sewer camera scope |
| Chimney cracks or liner concerns | Chimney sweep or mason |
| Furnace age or possible heat exchanger crack | HVAC technician |
| Radon | Radon test, then a certified mitigator if needed |
| Well and septic | Water test lab and septic inspector |
Then: what to ask the seller to fix.
Frequently asked questions
Who pays for specialist inspections?
Usually the buyer, as part of due diligence.
Can I ask for more time?
Only if the seller agrees in writing.
Keep reading
Looking at a house and not sure what you are getting into?
Ask for a free Before You Offer review. Send me the listing. I look over the photos, the seller's disclosure, and recent sales, then flag likely condition issues and planning cost ranges before you write an offer.
Request a Before You Offer reviewOr call or text (812) 525-5489, or email john@yourpropertynegotiator.com.
The Before You Offer review is a REALTOR® and contractor review of the listing, not a home inspection. It is for buyers who are not already working with an agent. If you have an agent, please bring these questions to your agent.
Written by John Long, REALTOR®, 1 Percent Lists Indiana Real Estate. Working contractor who has priced hundreds of home inspection repair requests. Former labor relations negotiator for a major manufacturer and U.S. Coast Guard veteran.
John Long, REALTOR® · 1 Percent Lists Indiana Real Estate · (812) 525-5489 · yourpropertynegotiator.com
This page is general information, not a substitute for a professional home inspection, and not legal, tax, insurance, or lending advice. Ask a real estate attorney about contracts and disclosure, a CPA about taxes, your lender about loan rules, and a licensed inspector or tradesperson about your house. Nothing here guarantees a sale price, net proceeds, repair cost, payment, timeline, appraisal, inspection result, or loan approval. Cost figures are planning estimates, not bids. I own Wardmark Property Operations LLC, a contracting company. You are always free to use any contractor you choose.