Further evaluation recommended on a home inspection

What does "further evaluation recommended" mean on a home inspection report?

"Further evaluation recommended" means your inspector found a problem that a specialist, not a general inspection, has to diagnose. Book that specialist the day the report lands, and get their findings in writing before your inspection deadline. That written result, not the inspector's note, is what your repair request can point to.

Key takeaways

• Neither the International Association of Certified Home Inspectors (InterNACHI) nor the American Society of Home Inspectors (ASHI) standard requires your inspector to estimate repair costs. The number has to come from the specialist or a contractor.
• Budget $400 to $800 if an engineer has to check the foundation and put the answer in writing.
• Ask the engineer to name the cause and say whether it's cosmetic or a substantial repair.

Why doesn't the inspector just tell you what's wrong?

A general inspection is a visual check of the parts of the house the inspector can reach. Under the InterNACHI Standards of Practice, the inspector doesn't have to find the cause of a condition or give repair cost estimates. They also don't have to offer engineering or trade services. The ASHI standard likewise leaves out the methods, materials and costs of corrections.

So when the inspector reaches that limit, the report says so. ASHI's standard requires the report to list "items needing further evaluation." It defines further evaluation as examination and analysis "by a qualified professional, tradesman, or service technician beyond that provided by a home inspection."

Inspectors can't see inside walls or under slabs. When visible clues point to a hidden problem, they recommend further evaluation by specialists. You book the specialist: a structural engineer's home visit usually happens at the buyer's request, on the inspector's recommendation.

What does a specialist visit cost?

Add-ons like radon, termite, mold, sewer scope and pool inspections are usually billed by the specialist directly, and Opendoor budgets $100 to $400 each. A home electrical inspection averages $150, and the visit usually takes one to two hours.

Say your report flags stair-step cracks in the brick. Fixr puts a structural engineer's foundation inspection at $300 to $600. It lists a written report from the engineer as a separate line at $100 to $200. Budget $300 + $100 = $400 at the low end and $600 + $200 = $800 at the high end.

Before you book, ask the office when the written report will come back. Pick the one that can deliver before your deadline.

Kept prices the lines of your inspection report that can be priced for $79, usually under 4 hours, and flags the ones that need an engineer.

Which specialist does each finding send you to?

Your report may name the trade itself. If it doesn't, this is where each finding goes, based on a North Carolina consumer brochure on home inspections and the Opendoor checklist above.

The brochure adds that your lender "may require" the wood-destroying insect report or the septic inspection. Ask your loan officer whether yours does.

How serious is a further evaluation note?

The note alone doesn't say. InterNACHI's standard has the report list defects the inspector deems material, meaning they may significantly hurt the home's value or pose "an unreasonable risk to people." The specialist's written finding is what sizes it.

Any line about gas, carbon monoxide, an electrical hazard, an active leak or the structure goes to a licensed specialist first. If you smell gas or suspect carbon monoxide, leave the house, then call the gas utility or 911, then a licensed professional.

Opendoor's list of common red flags covers the findings that show up often: water damage, foundation cracks, outdated or unsafe electrical systems, roof wear and leaks, and failing HVAC equipment.

What can you ask for once the specialist reports?

An electrician's report comes with a checklist of everything they examined and highlights urgent issues, often with photos. Fixr says an engineer's report should confirm the cause of the damage and whether the issue is cosmetic or a substantial repair. That answer decides your ask.

• Cosmetic: you may drop the line, or fold it into what to ask for after a home inspection.
• Substantial repair: ask for the repair or a credit, sized by a contractor's written bid for the scope the specialist wrote.
• Safety hazard: ask for a licensed repair before closing, with the specialist's report attached.

A request that only says "further evaluation recommended" asks the seller to guess at the problem. Quote the specialist's scope and the bid instead. For booking specialists and getting numbers back in time, see how to get repair estimates during the inspection period.

What if the seller says no?

Then you decide with the specialist's report in hand. Opendoor defines a deal breaker as a problem that "could cause a buyer to walk away from a purchase or renegotiate the price." It describes them as problems that affect "safety, structural integrity, or the basic livability of a home."

If the specialist's report puts your line in one of those, weigh renegotiating or walking away. Your contract sets what you can do and by when, so confirm with your agent or attorney.

Can my inspector recommend a specialist?

Often, yes. The North Carolina brochure says your inspector and your agent "can often suggest other professionals for you to consider." Ask for two names so you have a backup if the first is booked up.

Does "further evaluation recommended" mean the house failed?

No. Inspectors don't grade homes pass or fail, as the National Association of Realtors (NAR) notes. A referral means one line needs a specialist's answer.

How do I know what the rest of my list is worth?

If a specialist is booked and your deadline is close, upload your inspection report to Kept and have the rest of your list priced while you wait.

Sources

• North Carolina Home Inspector Licensure Board and North Carolina Real Estate Commission, "Questions And Answers on: Home Inspections"
• InterNACHI, Standards of Practice for Performing a General Home Inspection
• ASHI, Standard of Practice for Home Inspections
• Opendoor, "What Do Home Inspectors Look For"
• Opendoor, "7 Home Inspection Deal Breakers to Watch For"
• Fixr, structural engineer cost guide
• HomeAdvisor, electrical inspection cost guide
• National Association of Realtors, "Taking the Guesswork Out of Home Inspections"