What We Look For (And What We Don’t): Your Inspection Report Is Not the End
The reason I want you to read this post is simple: once the inspection is over, the work isn’t done. In fact, it’s just getting started. A home inspection report is a map—but you still have to drive.
I’ve given you the overview. I’ve flagged the systems that need attention. But now it’s time to bring in the specialists—the people who can tell you whether it’s a simple fix or a full-on replacement, whether to negotiate for credit or just walk away, and what it’s going to cost to live with or correct the issue.
This Is Where the Experts Take Over
I’m your home’s general practitioner. I see everything from the top of the roof to the crawlspace slab. But if I flag an issue with the HVAC, I’m not taking the cover off the compressor and checking refrigerant levels. That’s your HVAC tech’s job.
If the roof looks suspect? Time to bring in a roofer. If there’s settlement in the foundation? Call a structural engineer. If there’s high water pressure or bad drainage slope? Plumber. Landscaper. Grading contractor.
What I’m Looking For—And What I’m Not
- ✅ I’m looking for: visible symptoms, performance problems, and signs of damage or poor installation that warrant a deeper look.
- ❌ I’m not looking for: exact repair costs, technical diagnostics, or deciding whether to repair or replace. That’s where the specialist comes in.
And just like a doctor doesn’t prescribe surgery at your checkup, I’m not telling you to replace your furnace—I’m telling you to call someone who can test and diagnose that furnace in a way I legally and ethically cannot.
Examples: What to Do Next
Roof issues flagged? Contact a licensed roofer to inspect for soft decking, underlayment damage, flashing failure, or repair vs. replacement options.
Cooling not working during function test? Call an HVAC tech for a full system diagnostic. I can’t tell you if it needs Freon or a new coil—but they can.
Moisture staining in ceilings or basement? Bring in a water intrusion specialist, roofer, or foundation contractor. I’ll show you where it’s happening—they’ll find out why.
Electrical oddities? A licensed electrician can open panels, test loads, verify bonding, and ensure everything meets safety and operational standards.
Don’t Just Read It—Act on It
Your inspection report isn’t just a list. It’s a punch list. A guide. A way to triage what’s urgent, what’s optional, and what’s unknown. But none of that gets resolved until you pick up the phone or send the email and schedule the next expert in line.
Do it now, while everything’s fresh. Get the evaluations. Ask for estimates. Make your decisions with full clarity. That’s the whole point of the inspection—to give you power before the deal closes, not after.
FAQs: How to Follow Up After the Inspection
Do I really need to call in a specialist for every flagged item?
No. Minor or cosmetic items are usually safe to monitor or fix later. But anything marked as a defect, hazard, or “further evaluation recommended” should be reviewed by a licensed professional.
Can my inspector tell me if something should be repaired or replaced?
No. I can’t guarantee whether a component can be repaired or how long it will last. That call belongs to the specialist who services that system, based on their tools and testing.
Should I get quotes before finalizing my purchase?
Absolutely. The inspection gives you leverage—but only if you act before contingencies expire. Use the report to guide your due diligence: quotes, estimates, trade consults, and even renegotiations if needed.
Will specialists look at the inspection report or want to see the problem in person?
Both. Most pros like seeing the report to understand what was found, but they’ll still want to inspect in person before committing to pricing or timelines. That’s normal, and smart.
→ Next up: Post 9: Generalist vs. Specialist — Why Home Inspectors Recommend Further Evaluation
← Previously: Post 7: What a Home Inspection Is Not: Setting the Right Expectations
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