Home inspection
Specialist inspections: when a general inspection is not enough
A general home inspection covers the visible parts of a house in a few hours. Some of the most expensive problems live where a generalist is not allowed or not equipped to look, like inside the sewer line or behind a termite tunnel. Knowing when to call a specialist keeps those surprises out of your first year.
Reviewed November 2026 · Written for Buy Home Tips from the sources listed below
A general home inspection is the foundation of your due diligence. It surveys the roof, structure, electrical, plumbing, heating, cooling and appliances and reports what the inspector can see and operate. HUD's notice to FHA buyers makes the point that an inspection is separate from the appraisal and is for your protection.
What a general inspection does not do is dig, cut, test the air or water, or work outside the inspector's license. That is where specialists come in.
What a general inspection leaves out
The limits depend on your state's standards. Texas publishes detailed ones, and the Texas Real Estate Commission's answers to consumer questions give a clear picture of the gaps:
- Inspectors are required to perform a visual inspection and are not required to inspect anything buried, hidden, latent or concealed. That includes underground drain piping and buried gas lines.
- Inspectors are not required to move appliances to look behind them.
- Specialized tools, such as handheld gas leak detectors, are not required.
- A home inspector licensed by TREC may not perform mold inspections, which the Texas Department of Licensing and Regulation regulates.
- Only a licensed plumber may perform a hydrostatic test of a home's plumbing system.
- Anyone reporting on wood-destroying insects must be licensed by the Texas Department of Agriculture's Structural Pest Control Service. A home inspector without that license may note visible damage but may not attribute it to insects.
Other states draw these lines differently, so read your inspector's agreement and the limitations section of the report.
Common specialist inspections
| Inspection | When it is worth considering | Who typically does it |
|---|---|---|
| Wood-destroying insects | Many regions; some loans or contracts call for one | A licensed pest control inspector |
| Sewer scope | Older homes, mature trees, past backups | A plumber or sewer inspection company |
| Radon test | Any home; EPA recommends testing | A radon measurement professional or a properly placed test kit |
| Lead risk assessment | Homes built before 1978 | A certified lead inspector or risk assessor |
| Mold assessment | Visible growth, musty odors, past water damage | A licensed mold assessor where required |
| Structural evaluation | Foundation cracks, sloping floors, sticking doors | A licensed structural engineer |
| Roof inspection | Older roof, visible damage, insurer questions | A roofing contractor or roof inspector |
| Chimney inspection | Wood-burning fireplaces, older chimneys | A chimney professional |
| Septic inspection | Homes not on public sewer | A septic professional, sometimes licensed by the state or county |
| Well water test | Homes on a private well | A certified laboratory |
Termites in particular
EPA's guidance on termites notes that most people do not realize they have termites until they see a swarm or find damage. The native subterranean termite is the most common type in most of the United States, with drywood and Formosan termites less common. Because the damage is often hidden in wood, a specialist with the right training and license is the person to assess it.
Reading the general report for triggers
Most general reports use language like "recommend further evaluation by a qualified specialist." Treat each one as a to-do item with a deadline. Common triggers include:
- foundation movement or cracking beyond what the inspector considers typical
- water staining, active leaks or elevated moisture readings
- an electrical panel or wiring type the inspector flags
- drain lines that are slow or gurgle
- roof wear, missing flashing or signs of prior repairs
- damaged wood that could be from insects or rot
Timing and cost
Specialists can be booked out for days, especially in busy seasons. To protect your deadline:
- schedule the general inspection as early as possible
- line up likely specialists in advance, based on the home's age and features
- ask whether written reports arrive the same day
- consider asking for a longer inspection period in your offer if you expect specialists
Each specialist charges separately, so budget for them along with the general inspection. Compare the cost to the repairs they might uncover.
The bottom line
A general inspection looks at the visible condition of a house. Buried, hidden and specialized issues, from sewer lines to termites to mold, call for specialists, and some of them must hold their own licenses. Read your general report for triggers, think about the home's age and location and book specialists early enough to get reports before your deadline.
Planning specialist inspections
- Read the general inspector's scope and the limitations section of the report.
- List any findings marked for further evaluation by a specialist.
- Check the home's age, location and disclosures for specific risks.
- Book specialists early in your inspection period.
- Confirm each specialist's license where your state requires one.
- Get written reports before your contingency deadline.
Questions buyers ask
What does a home inspection not cover?
It depends on the state's standards and the inspector's agreement. In Texas, for example, TREC's Standards of Practice call for a visual inspection, and inspectors are not required to inspect anything buried, hidden or concealed, such as underground drainage or buried gas lines. Mold, termite and some plumbing tests are handled by other licensees.
Does a home inspector check for termites?
Not necessarily. In Texas, anyone who reports on wood-destroying insects must hold a license from the Structural Pest Control Service of the Texas Department of Agriculture. A TREC home inspector without that license may report visible damage but may not say it was caused by insects.
Who does a mold inspection?
In Texas, mold inspections are regulated by the Texas Department of Licensing and Regulation, not by TREC's inspector license. Other states have different rules or none.
Do I need a sewer scope?
It is worth considering for older homes, homes with large trees near the line or a history of backups. The sewer line is buried, so a general inspector does not usually see inside it.
Sources checked for this page
- Texas Real Estate Commission: what consumers should know about Texas property inspections
- Texas Real Estate Commission: inspector Standards of Practice
- EPA: termites, how to identify and control them
- EPA: Home Buyer's and Seller's Guide to Radon (2024)
- HUD: For Your Protection, Get a Home Inspection (HUD-92564-CN)
Checked November 2026. Programs and limits change; confirm with the source before you rely on a figure.