Buyers of re-sale homes
almost always have their
homes inspected by a
professional inspector.
Buyers of new homes,
however, often do not take
this important step. There
are several reasons for
this:
- The buyer is getting a
brand new home, and thinks
that the inspection is an
unnecessary added cost.
- The buyer feels that
they are protected by the
builder's one-year warranty
for workmanship, plus
extended structural
warranty.
- In many cases, the home
is inspected by city
inspectors as a part of the
permitting process.
- Buyers believe that they
can rely on the builder's
reputation.
- The builder is resistant
to idea of third party
inspections.
- Buyers are not aware
that a home inspection is a
recommended alternative.
- The buyer plans to "keep
an eye" on the construction.
A Business Relationship
The construction of a home is
a big project involving many
contractors and suppliers. As
the buyer and homeowner you are
the financer and recipient of
the final product. If you are
like most people, this is your
biggestinvestment.
Understandably, most people want
to establish a good rapport with
their builder. They must rely
on the builder throughout the
job, and for warranty and
service work after completion.
They feel that they need the
builder's friendship and good
will, and do not want to risk
damaging the relationship.
You will need to come to
terms with this in your own
mind. Do not allow your anxiety
about the construction process
to obscure the fact that you
have a business relationship
with your builder. You are
working together under a
contract. It is possible to be
cordial and respectful, while
maintaining the right to bring
up problems and concerns. It is
best to establish the ground
rules for your relationship at
the beginning of the project.
At some point, you may need to
tell the builder that something
is not acceptable to you.
Schedule Inspections
Let the builder know at the
outset that you will be getting
a construction inspection. You
may hear (from the builder or
others) that this is
unnecessary, that city
inspections will be done, that
this is an unusual step, etc.
Stand your ground on the
inspection decision. After you
have let the builder know that
you will be getting an
inspection, send an email or
written note clarifying when
your inspections will be done.
Make it clear that you will need
to have the utilities connected
for your final inspection.
Allow enough time after the
final inspection for corrections
to be made before closing.
Check with your inspector about
which inspections he
recommends. The three that come
to mind are: foundation,
pre-sheetrock, and final
inspection.
Foundation Inspection
With some complicated
foundations, you should have an
engineer review the construction
as it progresses. In other
cases, a licensed inspector can
do the job. Usually, city
inspectors do a layout
inspection, making sure the
foundation does not overlap
building lines. Whether or not
you are in a city, ask your
inspector to double check this.
Ask for a copy of the "forms
survey", if the builder has
one. If a forms survey has not
been done, carefully measure
from the property lines. If
there is some doubt about
whether the structure encroaches
over building lines, have a
survey done before proceeding.
In addition to the layout, the
inspector will check the steel
content, depth of footings, post
tension cables, and other parts
of the foundation.
Pre-Sheetrock Inspection
Most builders invite the
homeowner to do a walk through
after framing, HVAC and plumbing
rough-in, and electrical wiring
are complete. This is a good
time to look at your outlet
locations and window and door
placements. Make sure that any
changes in the plans have been
picked up and made by the sub
contractors.
While you check for layout
items, your home inspector can
look closely at the
construction. His report might
include: broken plumbing lines,
improper flashing, cut or bowed
studs, inadequate bracing, beams
that over-span their strength,
AC ducts that are crushed, etc.
These items are easy to correct
at this point, before sheetrock
and finish materials are
installed.
It is not realistic to expect
the construction to check out
perfectly. Every builder in
every price range will have some
items to correct, both
from the city and the third
party inspector. Let your
builder know that you will
provide him with the report
immediately, so that he can
address the items before the
walls are closed up.
Final Inspection
You will need to have all
utilities on in order to
complete this inspection.
Normally, the builder requests a
"walk-thru" inspection with you
when the house is substantially
complete. If utilities are on,
you could schedule your
inspector at this time. You can
focus on paint and touch up
items, while your inspector
conducts a more thorough
inspection, checking forleaks,
non functional outlets, final
grading of the lot, flashing
problems, appliance operation,
voids in mortar, etc.
The Construction Inspection
At some point you will sell
you home, and your buyer will
likely have your home
inspected. Some of the items
the inspector catches now may
seem minor, but they will come
up later in your buyer's home
inspection if they are not
corrected. It is in your best
interest to have everything
nailed down now. If there are
items that cannot be fixed
before closing, and you cannot
delay closing, ask the builder
to sign a written list of items
to be repaired or completed.
Building a new home can be
an exciting and rewarding
experience. A new home can
deliver the right floor plan
and finishes for you. It is
a complicated project and
huge investment. The
support, advice and
information that you will
gain from a third party
inspection is invaluable.
Do not leave out this
important step in the
building process. It is
well worth the investment.