Working with a Builder
Buyers of new built homes often fail to consider having a certified Home Inspector evaluate the condition and quality of the construction and finish before purchasing. This is often thought to be unnecessary because the home is a new build, complete with a warranty and the assurance of the builder to repair any problems....
What do we find
As well as the leaking pipes and poorly finished or forgotten trim work, we find most new homes have problems with the exterior that will, over time, cause structural deterioration. We discover for example areas of the "insulated" attic are often un-insulated; rooms that have no heating vents; live wire tails and open junction boxes in the attic or crawl space; incorrect wiring in the breaker panel, poorly finished dry wall, to name but a few.
And yes, these homes had been inspected and passed by both the building inspector and the job foreman as being ready for occupancy.
Buyers are often under the assumption that any repair work will be performed promptly after they move in. Most builders are prompt about returning to finish off any warranty work. However, some builders are far less motivated to complete repairs, especially when they have received your money!
Once you are living in your new home it is very frustrating if the builders have to come back repeatedly during the first few months to fix yet another problem which you have discovered. Just think of all the sheet rock dust even a minor repair could entail!
Your Independent Home Inspection's written results will provide you with the necessary mandate to get the builder to finish the house properly. Further, when pressed, builders become highly motivated to complete unfinished "Punch List" items, especially when you refuse to close on the new home until the work is satisfactorily completed.
"My builder is supplying an Inspector for my walk through"
Some builders include a Home Inspection for the new home buyer as part of the 'walk through'.
Beware....! These inspections are nothing more than an 'orientation walk through' the new home by a company with the words "inspection" in their name. Their mandate is to point out the various features of your new home as opposed to our Inspection which address all aspects of the home's construction and finish.
If you want your own independent Inspection, some of these builders will make it as difficult as possible for you by-pass their people.
It's your money, its your house,
a reputable builder should have no concerns about having his work inspected!
My builder will not allow a Home Inspection
This should raise a red flag.
Why would a reputable builder refuse to allow an Inspection of his work?
Does he know something about the house that you don't?
You should do everything in your power to have the house Inspected before the closing. If the builder blocks all your efforts to have a pre closing independent Home Inspection you can alternatively conduct a Home Inspection after you purchase the property within the six month or one year repair/ warranty period. This is not an ideal or recommended approach however it can be a beneficial solution where a difficult builder is involved.