The Value of a Construction Inspection
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.