Many new homebuyers feel that there is no need for an inspection on new homes. The fact is, a new homebuyer can greatly benefit from using a professional home inspector during the construction and completion of their new home. Some people assume that the builder and contractors are overseen by state or local government officials and that the local town or city building inspector checks the house thoroughly. Few if any inspectors spend anywhere near enough time in the home to fully check it out. There could be problems with the home that are not necessarily code violations, yet have serious consequences for the new home owner.
A new homeowner should be aware of the deficiencies and safety issues discovered in newly constructed homes. Make sure an inspection clause is available on the builder's contract or make sure your Realtor requests an independent inspection for your protection. Brand new homes and homes under construction should be inspected regardless of whether they will be providing a builder's warranty. The inspections that are completed by local code enforcement officials are focused primarily on a narrow set of code compliance issues and are not nearly as broad or inclusive.
Ask your Realtor for a list of inspectors. Select an inspector who routinely observe structural, heating, cooling, roofing, exterior, plumbing and interior defects in new homes that may go unnoticed by both the builder and purchaser until they become a substantial problem.
Some inspectors offer several new construction inspections:
Completed Home
Most inspectors will perform avstandard comprehensive building inspection prior to settlement and produce a full written report detailing the inspector's findings. Inspections vary in price from $250 - $450 for single family homes under 4,000 sq. ft. and more for larger homes.
Three Phase New Construction Progress Inspection (pricing varies by inspector)
Part 1 - The inspector will visit the property when the foundation has been poured, but prior to backfill and inspect the foundation, footings, basement slab preparation work and foundation drainage system. The inspector's findings will be detailed in writing and provided in duplicate to the client and Realtor so a copy can be forwarded to the builder.
Part 2 - The building will be inspected prior to the installation of the insulation. The inspector will inspect the framing, sheathing, roofing materials and the rough electrical, heating and plumbing work. The inspector's findings will be detailed in writing and provided in duplicate to the client and Realtor so a copy can be forwarded to the builder.
Part 3 - When the building is completed, the inspector will inspect the exterior, roof, gutters, chimneys, flashings, siding, trim, doors and site. He will also inspect the finished heating, cooling, electrical, plumbing, and interior systems. A comprehensive written report is supplied to client and Realtor after this stage of the inspection process.
Weekly New Construction Progress Inspection (varies by inspectors)
Some inspectors offer weekly construction monitoring where the inspector visits the project once a week to monitor the work as it progresses. The inspector's findings will be detailed in writing and provided in duplicate to the client and Realtor so a copy can be forwarded to the builder. When the building is complete, but prior to settlement, a final comprehensive inspection is performed and a written report is supplied to the client.
Eleventh Month New Construction Inspection
Some inspectors will perform a full inspection of the property for any issues that should be brought to the builder's attention prior to the lapse of the builder's warranty. A comprehensive written report is supplied to the client. Make sure items that are covered by your warranty are addressed with your builder before the warranty expiration date. Most builders provide a one year full coverage.
Remember to keep a copy of the inspection report and the repaired checklist (if available) for your records!
Sincerely,
Diego E. Jaramillo
Realtor, ABR, e-Pro
Keller Williams Houston Metropolitan
Cell: 832-282-2069
Online at www.houstonheritage.com
"Because my business is primarily based on referrals, I thank you in advance for your endorsement. If you or anyone you know are considering buying or selling a home, please think of me."