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The Value of Construction Inspections
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 the 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 new home is a large project involving many contractors and suppliers. As the buyer and homeowner you are the financer and recipient of the finished product. If you are like most, this may very well be your biggest investment. Understandably, most individuals will want to establish a good rapport with their builder. They must rely on the builder throughout the entire job, and for warranty and service work after the completion of all work. They feel that they need the builder's friendship and good will, and do not want to risk alienating the relationship.
You will need to come to terms with this on your own. Do not allow your anxiety and stress about the whole construction process to obscure the fact that you have a business relationship with your builder. You are working together under a legally binding contract. It is possible to be cordial and respectful, while asserting the right to bring up your issues and concerns. It is always best to establish the ground rules for your relationship at the very beginning of the project. At some point during the project, you will likely need to tell the builder that something is not acceptable.
Schedule Inspections
Inform the builder at the outset that you will be getting a construction inspection. You may hear (from the builder and others) that it is unnecessary, that city inspections will be done, that this is an uncommon step, etc. Stand your ground on your inspection decision. After you have informed the builder that you intend to get an inspection, send an email or written notice clarifying as to when your inspections will be performed. Be clear that you will need to have the utilities connected for your final inspection. Allow ample time after the final inspection for any necessary corrections to be made prior to closing. Check with your inspector as to which inspections he recommends. The three that come to mind are: the foundation, pre-sheetrock, and the final inspection.
Foundation Inspection
With some complicated foundations, you should have an engineer look over the construction as it progresses. In all other cases, a licensed inspector can certainly do the job. Usually, city inspectors are expected to do a layout inspection, making sure the foundation does not overlap the building lines. Whether or not you are in a city requires this would need to be looked into. Ask for a copy of the "forms survey", assuming the builder has one. If a forms survey has not been done, carefully assess and precisely measure from the property lines. If there is any doubt about whether the structure encroaches over the building lines, have a professional survey done before proceeding. In addition to the layout, the inspector will verify the steel content, depth of footings, post tension cables, as well as other parts of the new foundation.
Pre-Sheetrock Inspection
Most builders invite the client to do a walk through after framing is complete, HVAC and plumbing rough-ins, and electrical wiring are all complete. This is a great time to look at your outlet locations and window / door placements. Make sure that any new alterations to the plans have been identified and addressed, by the sub contractors.
While you check layout items, your home inspector can take a closer look at the construction. His report may include: broken plumbing, improper or inadequate flashing, damaged, cut or bowed studs, insufficient bracing, beams that over-span their load bearing capacity, A/C ducts that are damaged, etc. These items are easy to fix at this point, prior to sheetrock installation.
It is not realistic to expect everything to check out perfectly. Just about every builder in every price range will have some punch list items to correct, both from the city and the third party home inspector. Advise your builder that you will provide him with the report as soon as it becomes available to you, so that he can address the items before any walls are closed up.
Final Inspection
You will need to have all of the utilities on in order to properly 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
Eventually you will sell your home, and the buyer will likely have it inspected. Some of the items the inspector finds may seem minor today, but these minor issues may come up later in your buyer's home inspection if they are not corrected. It is in your best interest to have everything done properly from the start. If there are items that cannot be fixed before the closing, and you cannot postpone the closing, have the builder sign a written list of the items to be repaired, replaced or completed in a timely manner.
Building a new construction home can be an very exciting and rewarding experience. A new home can deliver to your likes and expectations. It is a difficult project and a very large investment of time, money and heart. The support, advice and information that you will gain from a third party inspection will be without a doubt, invaluable. Do not leave out this most important step in the building process. It will be well worth your investment.
Why Have My New Construction Inspected?
New Construction Inspections are conducted during the construction process and are intended to identify oversights, omissions, work not conforming to generally accepted standards and practices. New construction inspections are just as important as an inspection for a pre-owned home. Most inspectors do not believe that new construction inspections are more susceptible to liability issues than resale inspections. New construction inspections are quite honestly more valuable to the new home buyer than inspections performed on older homes, since virtually 100% of the defects and problems are usually addressed and repaired for the new home owner / buyer at no cost, by the builder, with no further negotiations necessary. The main goal is to insure that you get everything you expect and deserve from your builder, prior to moving in, instead of fighting with the warranty department after the fact. New construction inspections are aimed exclusively on the identification of defects, and are often performed during the various phases of the structures construction process. A phase inspection involves various site visits and inspection or evaluation of the work in progress as the different phases of the home are completed, and is usually required for the bank which is financing the purchase / project. The three most common construction inspections are the foundation inspection, the pre-sheetrock inspection and of course, the final inspection. Inspections of the grading, footings, plumbing, electrical wiring and duct installations, roof structure, roofing surface and framing are all typically included. Inspections are continually conducted on a project from the initial foundation inspection through to the final inspection where the required Certificate of Occupancy or TCO is issued. Inspections are conducted to ensure that the construction was done according to the plan, which ensures that it complies with all applicable codes and ordinances and that the home or business owner has been provided the home or building that they have paid for. Inspection of new homes prior to the expiration of the builder's warranty also requires a special expertise that not all contractors, engineers and architects have been able to grasp. A client has the right to expect as close to flawless as possible in a new home, and a new construction inspection addresses items that can be anticipated in a previously occupied, home but shouldn't be present in a brand new home. Quite often next-day reports are not ideal for new construction inspections because further research is often necessary when custom building materials are utilized. The same items are inspected as in a typical home inspection, however cosmetic and warranty-type items that the owner may be able to resolve with the builder that would not normally be relevant to a previously occupied home are also addressed in this type of inspection. Most inspections are performed either after the contractor has completed work but before the owner occupies the home, or any time prior to the 12th month of occupancy. It is completely within reason to think that the builder may not be able to fully cooperate with a technically exhaustive inspection; however, if you are in the process of buying a new home and the builder does not allow you to bring a private home inspector on site at all, this should make you wonder "Why won't the builder allow my home inspector on site. A private home inspector can be much more thorough with a new construction home inspection, and the county inspector cannot get into the general quality issues during his inspection. Meeting the minimum standards does not ensure quality, because workmanship is never a factor in code inspections. The final inspection report acts as a "deficiency list" of items to be completed or corrected by the builder prior to final settlement, items include the foundation and structure, roofing system and attic, electrical supply and distribution system, plumbing, air conditioning and ducts, grading and drainage. Some of your inspection report will be maintenance recommendations, life expectancies and minor imperfections. The reports are typically ready within about two to three business days, approximately 15 pages, detailing all visible defects in materials and workmanship of the completed home. Olympian Civil Home and Building Inspections will report on those systems and components inspected which, in the professional opinion of the inspector, are in need of significant repairs or replacement. Call today and make an appointment with Inspector D. Kanakis (866) 476-2056
