When to Call a Specialist After a Home Inspection

Structural engineer

Call when: The report flags foundation cracks that are horizontal, stair-stepped, wider than 1/4 inch, or show displacement. Also when there's visible settling, bowing walls, sagging beams, or the inspector recommends structural evaluation.

What they do: A structural engineer assesses the structural integrity of the building and determines whether observed issues are cosmetic, stable, or actively compromising the structure. They provide a written report with findings, severity assessment, and repair recommendations. Their report may include a stamped engineering opinion, which carries significant weight in negotiations.

What it costs: Typically $300-$800, depending on the complexity and your location.

Important distinction: A structural engineer provides an independent, unbiased assessment. Foundation repair companies may offer free evaluations, but their business model incentivizes recommending their own services. For an objective opinion, hire an independent engineer first. If repairs are needed, you can then get repair bids from contractors.

For more on evaluating foundation findings, see our foundation cracks guide.

Roofer

Call when: The inspector notes significant roof wear, aging materials, missing or damaged shingles, compromised flashing, active leaks, or recommends roof evaluation. Also when the roof is near or past its expected lifespan and you want to know how many years are left.

What they do: A roofer inspects the roof more closely than a general inspector can, often getting on the roof itself (inspectors may inspect from the ground or ladder depending on conditions). They assess remaining life, identify specific problem areas, and can provide a repair or replacement estimate.

What it costs: Some roofers provide free inspections, especially if they're hoping to bid on the work. Independent roof inspections may cost $200-$500. When possible, getting an evaluation from a roofer who isn't bidding on the job gives you a less biased perspective.

Licensed electrician

Call when: The report flags a concerning electrical panel (Federal Pacific, Zinsco, or other panels with documented safety issues), evidence of amateur wiring, aluminum wiring in certain configurations, overloaded circuits, or other electrical hazards the inspector flagged for follow-up.

What they do: An electrician inspects the specific electrical concerns in detail, assesses whether the system is safe, identifies code violations or hazards, and estimates the cost of bringing it up to an acceptable standard.

What it costs: An evaluation visit typically runs $100-$300. The cost of recommended work varies widely depending on scope.

Plumber (including sewer scope)

Call when: The report notes plumbing concerns — aging pipe materials (galvanized, polybutylene), evidence of leaks, slow drains suggesting sewer line issues, or the inspector recommends a sewer scope.

A sewer scope is a camera inspection of the main sewer line running from the house to the municipal connection (or septic system). It identifies cracks, root intrusion, bellying (low spots that collect debris), and other conditions that could lead to a backup or require line replacement.

When to get a sewer scope: On any home older than 20 years, or any time the inspector notes slow drains, drainage concerns, or recommends it. A sewer scope is one of the highest-value add-on inspections because sewer line replacement can cost thousands to tens of thousands of dollars, and problems in the sewer line aren't visible during a standard inspection.

What it costs: A sewer scope typically runs $100-$400. Compared to the cost of an unexpected sewer line replacement, it's one of the most cost-effective evaluations you can get.

Mold inspector or environmental specialist

Call when: The inspection report notes visible mold, persistent musty odors, or conditions likely to produce mold (long-term moisture in crawlspaces or basements). Also if anyone in your household has respiratory concerns and you want air quality data.

What they do: A mold inspector takes samples (air and/or surface) and sends them to a lab for analysis. Results tell you the type and concentration of mold present, which helps determine whether remediation is needed and how extensive it should be.

What it costs: Mold inspection and testing typically costs $300-$600, depending on how many samples are taken. Lab results usually take a few days.

Important note: The mold testing company should be separate from the mold remediation company. Hiring the same firm to test and remediate creates a conflict of interest.

Radon testing

Call when: Radon testing wasn't included in your general inspection (it sometimes is), and the home has a basement or is in a region with known elevated radon levels. The EPA recommends testing any home being purchased, regardless of location.

What they do: A short-term radon test measures radon gas levels in the lowest livable area of the home over a period of 2-7 days. If levels are above the EPA's recommended action level of 4 pCi/L, a radon mitigation system may be recommended.

What it costs: $100-$300 if not included in your general inspection. Radon mitigation systems, if needed, typically cost $800-$2,500 to install.

Septic inspection

Call when: The home has a septic system. Standard home inspections do not typically include septic evaluation.

What they do: A septic inspector examines the tank, tests the distribution system, and checks the drain field. The inspection may include pumping the tank to inspect its condition.

What it costs: $250-$500, depending on the system and whether pumping is included.

How to manage timing

Specialists have their own schedules, and your contingency window is limited. Call early — ideally within the first two days of receiving your report.

If you can't get a specialist in before your contingency expires, talk to your agent about requesting a written extension from the seller. Not all sellers will grant one, so don't count on it. Getting specialists booked early is the safest approach.

When possible, coordinate with your agent on which specialist evaluations are worth the time and cost. Not every "further evaluation recommended" item in the report requires a specialist visit. Focus on findings that are driving your decision or your negotiation.

InspectionTriage's Decision Packet flags which findings in your report would benefit from specialist follow-up and suggests the type of specialist to call — so you can act fast during your contingency window. See what’s worth negotiating — free.