New Construction Home Inspections

Introduction
Many buyers of new homes fail to consider having a certified home inspector evaluate the condition and quality of newly constructed homes before closing. This is commonly thought to be unnecessary because the home is new, and the fact there is usually a warranty and the assurances by the builder to fix anything they find that needs repair.

Here are some things to consider before closing on a new home without having your own independent inspection performed.

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. Gas leaks are common, and areas of the "insulated" attic are often un-insulated. Rooms with no air vents, live wire tails in the crawl space or attic, incorrect wiring in the electric panel, and blocked vents, are just a few of the problems we encounter.
For your information; all these homes had been inspected and passed by the building inspector and the job foreman as being ready for occupancy.

Motivated Builders
Buyers are often led to believe that any needed repair work will be performed promptly after they move into the home. Most builders are prompt about returning to finish off any needed work. However, some builders are far less motivated to return to the property to complete repairs, especially when they have received their money!

Once you are living in the house it is going to be very frustrating for you if the builders have to come back in every other day for the first month or so, to fix yet another thing you have found not working. Just think of all the sheet rock dust a major repair could entail!

The written results from our independent home inspection provide you with much-needed "ammunition" to get the builder to finish the house properly. What's more, if pressed, most builders become highly motivated to complete unfinished "Punch List" items, especially if a buyer refuses to close on the home until the work is done.

Builder is supplying Inspector for me
There are builders that are now telling buyers, that they are including an independent home inspection for them during the walk through. Beware..! these inspections are nothing more than an orientation walk through of the home by a company with "inspection" in the name.
If you want your own independent inspection, some of these builders will make it as difficult as possible for you by-pass their people.
Its your money that is buying the house, and if it is really well built
the builder should not be concerned about  having it inspected!

My builder will not allow a home inspection
If this is true, it should raise some red flags. What is the builder concerned about, is there something about the house that he knows is lacking? 
You should do everything in your power to have the house inspected before the closing, if the builder blocks all your efforts you will have the opportunity to have a home inspection and the builder cannot stop you after you purchase the property and the builder cannot stop you (this is not the ideal situation). Before the end of your six month or one year repair / warranty period have the house inspected, and then approach the builder with your list.

City or County Building Inspections
Didn't the building inspector already inspect the property several times? 
Of course they did! Building inspectors do perform a number of various phase and final inspections. A building inspector's job is simply to insure that the building complies with city or county building codes, which are often very broad. Builders will often say that a home inspection is not necessary because they have been passed by the building inspector. 
If you have heard that said, here is some food for thought 1) the building inspector inspects for the minimum building standards allowed by your county or city, 2) if the house does not pass the builder has failed to achieve even the minimum standard required for the worst built house in the county and more to the point you will not be allowed to live there by the county.

Unrealistic Expectations for City or County Building Inspections
Building inspectors do not go over the property in a time consuming, detailed manner. Building inspectors do not test every outlet, switch and fixture. Building inspectors do not crawl through the finished attic to identify leaks, missing or thin insulation, or unfinished electrical connections. Building inspectors do not verify the workability of appliances or finish carpentry.

You should not rely solely on a city or county building inspector's final report to insure that your new home is really "finished". There still will be work that needs to be done to bring the new home up to your standards.

Your builder will know that you are serious buyer when he is informed that you are getting a pre-closing home inspection. He will understand that you will not settle for poor workmanship or excuses.

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