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 biggest investment.
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 for leaks, 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.