I Don't Need a Home Inspection . . . I'm Buying a New Home From the Builder
My post, and title, came about after reading Nevin Williams' recent post: I Don't Need an Agent Because I'm Buying a New Home from a Builder
With blessings from Nevin, I'm posting this as a "Part II," you might say.
In Oregon, new construction of homes falls under the auspices of the CCB, Construction Contractors Board.
Under statute (ORS 701.320) new homes are under "warranty," for a period of time. NOTE: Be careful not to confuse "warranty" with "guarantee."
Here's a link for more information on the CCB New Residential Structure Warranty Provisions
Because some buyers realize a new home has warranties, they will forgo the home inspection. And, some home buyers, mistakenly think the home is "guaranteed" because it's new.
With this, they also think they'll save the $300 (more or less) of the cost of a home inspection. They couldn't be more . . .
WRONG!
Here are only a few problems we've encountered, and fortunately, we DID have a home inspection:
- Rain Gutters-- Here, in the Great Pacific NW, rain gutters are imperative. It rains a lot. In one new home inspection, the call made by the inspector was the gutters were hung parallel. No slant. Problem with that is, with a gutter hung with no slant, the water will not drain. The long-term problem would have been the gutters rusting out very quickly with standing water, debris, etc. Had the home buyer opted to forgo a home inspection (and they can), this problem might not have been discovered until the gutters rusted out.
- Bathtub -- Might not seem like a huge call, but a dime size dent in the bathtub would have gone unnoticed had it not been called out by the home inspector. The bathtub/shower combo was fiberglass, and might have gotten dinged with the install. These types of cracks are not noticeable to untrained home buyers. Over a long period of time, water would have seeped -- consistently -- through the broken, small dent in the fiberglass. Can we say "structural dry rot" boy and girls? I knew you could!
- Toilet -- During a home inspection, the inspector performed a check on the plumbing systems. GOOD THING!! The lower level toilet overflowed. Thankfully, the home had never been used (if you know what I mean), and the flow was only clean water, not sewerage. Problem was: The pipe had become blocked. How? We suspect that when the drywall was installed, a drain (somewhere) wasn't covered. Drywall, and other debris got lodged in the pipe. When it got wet it expanded. the house wasn't being used, so it dried, causing the blockage. Sure, the home was under "warranty." The builder, a local, honest guy would have fixed the problem AFTER move in -- when the issue would have been discovered (had the home buyers foregone a home inspection.) The problem would have been: The overflow could have occured at any time. Perhaps, when they moved in on Friday, and at 10:00 p.m. the water in the lower level bathroom would have overflowed. First reaction: Call a plumber. That would have been costly, inconvenient, and NOT something that a warranty would have reimbursed. The plumber could not have fixed this problem, although they would have tried (at a hefty "emergency" service fee). The pipe blockage was near the street, and had to have been dug up to be corrected. Having the clogged pipes fixed PRIOR to move in, not having to go through the pain of calling in a plumber, paying for services that would not have remedied the situation -- YEAH, a home inspection was WORTH IT!!
I've got more stories . . . but suffice to say: My clients were homebuyers who listened to my counsel, and obtained a home inspection on their NEWLY constructed home!
EBA Portland ~~ 100% BUYER REPRESENTATION ~~ 100% of the Time
EBA Portland, LLC is an Exclusive Buyer Agency serving the Metro Portland real estate market since 1999. If you’re a Buyer in the Metro Portland area (including: Beaverton, Tigard, Hillsboro, Lake Oswego, Downtown Portland,) and contemplating a purchase, talk with a Buyer’s Agent . . . better yet, talk to an Exclusive Buyers Agent. Exclusive Buyers Agents do not work for listing brokerages or Sellers. An EBA’s fiduciary duty is: 100% BUYER REPRESENTATION . . . 100% of the Time.
| Carla Muss-Jacobs 503-810-7192 Carla@carlahomes.com |
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Carla - I commented on Nevin's post and used the same analogy. Having built homes for 4 decades I KNOW that new home buyers should always have the home inspected.
Hi Carla! Great advice, and good examples of the kinds of things that can go wrong.
EVERY buyer client of yours Carla, should obtain an independent home inspection. Your advice is sound! I've represented buyers on new home purchases and what is discovered would make one speechless. I recall one in particular where the lintel was not secured to the header board over a double garage on a beautiful, upper price range, 2-story home. In time the brick facade would have crashed onto the driveway, possibly severely injuring someone. By having the independent home inspector catch this "boo-boo", it was corrected BEFORE Closing and move-in.
Great advice Carla, I always recommend an inspection to my clients on a home new or not and if they decline then they sign a waiver saying so.
Carla - that emergency plumbing bill most likely would have been higher than the inspectors! Builders here will leave their wood scraps under the house. It's an open invitation to termites.
So true, true, true! Our local inspectors have found missing insulation in the attic, disconnected heating vents in the crawlspace - or worse yet, disconnected plumbing pipes, LOTS of flashing installed wrong.... SO much easier to find it and get it corrected before a buyer buys - & before it causes additional issues!
I make this mistake just once. I sold a new home to clients in 2001, the market was getting hot and there was already another offer in on the house. My clients insisted on deleting the home inspection to make their contract stronger and I agreed.
That winter the basement flooded - maybe an inspection would have discovered a flaw, maybe not, but I'll never know.
Hey Carla. Just the title of your post scared me! I’ve had some bad experiences with brand-new-never-lived-in-before homes. Like the one where the upstairs electic outlets were installed... but had no power. (The electrician failed to finish the upstairs wiring, and the drywall was installed before he could finish.)
If agents had some of the new home inspections that I've had, they'd recommend it for every new home buyer. I certainly do.
Great advice!
Excellent angle and great advice. congrats on the feature.
Carla:
You have certainly done be your nomework on this one. Thanks for sharing.
Stephen
Ha Carla,
So glad you're sharing this, sooooo very true! I like to let my buyers know that one of the most important inspections can be on a brand new home! How many times has a builder missed something? It happens all the time.
Ha! While it seems like it would be ok not to have a home inspection, things happen so buyers should have a home inspection for sure with any home they are buying. Better safe than sorry.
Patricia/Seacoast NH
Carla, a home inspection is proper no matter what the age.
Buyers should use a home inspector on every deal! Doesn't matter if it's a "nice" looking house, new construction or their friend/relatives house. There's always the potential to find out something before it becomes a more serious issue.
Oh man, I could go on for a couple days just on the guy who built my house. In regards to this topic, when I was a buyer, I had a GREAT inspector and even though the house was new, he had four PAGES of things that he felt needed to be fixed by the builder. Namely we had improperly nailed shingles, inadequate insulation, a few non-conforming plumbing issues, stairs that were not to code, and so on. Took about 2 months of negotiation and repairs and so on.
Good thing we did. The guy that built our house (I won't call him a "builder") had several issues of his own:
1) He had his license revoked seven times.
2) Built our house under someone else's license.
3) Had civil suits going back to 1989 (and lost most of them).
4) Was jailed in 2004, convicted for lying against sworn statements.
...and so on. INSPECT IT, even if Bob Vila built the damn thing!
Great advise. It's always a great idea for buyers to get a home inspection. I once heard of a case where there were broken truss board in the attic. Home Inspector cought this one too.
We recommend home inspections for new builds as well as resells.
Wonderful post! So many buyers don't understand the importance of a inspection for new construction. I liked your "some home buyers, mistakenly think the home is "guaranteed" because it's new" quote. That sums it up for sure!
I once had an inspector find ALL of the showers and tubs in the home plumbed backwards, meaning, the water was running BEHIND the wall, lol. Don't ask me how that is possible, but it happened. Never ceases to amaze me!
Once again, you are showing the value of a professional helping someone purchase wisely - we are si much more than access codes to lock boxes!
Hello Carla - I get to do lots of new construction inspections. I have a money back guarantee when I do them. If I don't find any deficiencies you can keep your money! I haven't had to give anyone their money back yet.
Ha ! Too funny ! Even new construction can have corners cut, and mistakes made, so ALWAYS do a home inspection Silly Gooses !!!!
Getting a home inspection on a new construction is as equally important as on a re-sale.
Carla - talking about NEW HOME sales direct link you should enjoy the humor. I love it... one of my blog posts click here
I hope you have an amazing weekend.
Carla,
I certainly make the recommendation for home inspections on new home purchases. Most times my clients agree.
Rich
Carla,
One should always inspect when purchasing a home regardless of when it was built.
BTW, your activerain photo reminds me of Bette Midler!
Carla, this is an excellent post highlighting a concern that must be addressed by each and every new home buyer. I spent 16 years in the construction business as a Journeyman Carpenter, Foreman and superintendent and I can tell you I have a lot of damage done by supposed "craftsmen" in all the trades. Best to have an inspection at all phases of a new home build!
I'd say that new homes frequently have more little kinks that need repair then many older ones.
I try to encourage my clients to have a four stage inspection done---when they break ground, at framing, drywall and completion. Fewer surprises that way. However, a very small percentage of my clients see the value----until too late!
Karla,
I too made the same point on Nevin's post....I agree completely!
Hi John . . . 4 decades!! Now I know why you're the Housing Guru.
Hey Ann -- I'm laughing because there's SO much that can occur, and here the builder only needs to warrant . . . which may the another post!
Hi Mike . . . Your tale sounds like a good call all the way 'round!!
Hey Wanda -- home inspections are a given for the resales (for the most part). But, too often a lot of people think because it's "NEW" construction . . . what can be wrong?!? It's new!
Hi Nancy . . . you "nailed" it (ha ha ha). So much easier to have the items corrected prior to move-in.
Hey Margaret -- that's a tough one, but I'm glad you shared the story. Did they determine the cause? High water table, bad drainage??
Hi Bill . . . oh, those crazy dry wall subs!! HA HA HA
Hey Lenn -- I'm sure you've got some stories too!!
Hi Joshua . . . thanks!!
Hey Amy -- when representing buyers, we've got to have that angle!!
Hi Stephen . . . I used to be a Licensed General Contractor. My license in inactive now. I know a lot more than most agents regarding the CCB.
Hey Lynda -- it's the subs that miss a lot too, but ultimately, it's the builder's responsibility.
Hi Patricia . . . you said it!!!
Hey Ted -- The point of this post is that sometimes buyers will think they don't need to order an inspection on the brand NEW home.
Hi Eric . . . of course a home inspection is important. Again, the post was only about NEW construction, and how some home buyers will forgo because they think it's NEW and they don't need to spend the money.
Hey Mark -- And from that experience, I can only imagine how shrewd and diligent you must be now. That can only be a plus to your clients!
Hi Roland . . . it's always great when a good inspection calls out something that can become very damaging if left unchecked!
Hey Benjamin Realty -- yes, I always counsel home buyers to get a home inspected. Again, this post was only to draw attention to the fact that many home buyers will not pay for an inspection on a new home.
Hi Elizabeth . . . that's amazing about the plumbing, but a good add-on for this post regarding NEW construction and inspections. Thanks.
Hey Peggy -- thanks for the comments, and you're right, we do know a thing or two ;-)
Hi Andy . . . you know, that's a great "guarantee" -- becasue there's never been one home inspection I've attended that didn't find something.
Hey Sheldon -- HA HA HA . . . "Don't be a silly goose, get that home inspected!!"
Hi Rodney . . . I often think it's more important.
Hey Lynn -- nice video, very entertaining. Don't get the correlation to the post, but hey . . . thanks for linking it.
Hi Rich . . . I'm sure your clients appreciate the advice.
Hey Dimitri -- of course a home inspection is paramount to a home purchase. The post is about reinforcing the NEW home purchase, because a lot of home buyers are under the assumption because it's "new" everything will be just fine. (And I've heard that before about Bette Milder. Thanks!)
Hi Russell . . . thank you for your comments, and you are a "guru" too!
Hey Melissa -- the walk-through with the client and the "punch list" is good too.
Hi Pat . . . you bring up a good point! Sometimes home buyers will rely on the city or county inspectors signing off on things. That doesn't always catch oopsies. We have a development here in town that had the windows installed backwards. All of them, in all of the 300+ properties.
Hey Lori -- I'm sorry not to have caught your comment, but I'm sure Nevin would feel honoroed that his post got everyone to think. Carla
Great advice, Carla! Unless the homebuyer is as knowledgeable, well-versed and experienced in doing home inspections as home inspectors...they should hire a professional to do the job. :)
Leilani
Carla,
Just as important as your advice on home inspection, is to research the experience and reputation of the builder. Inevitably, a new home will have "punch list" items needing repair, but the diligence of the builder to make those repairs can make the difference between a bad and happy home buying experience.
Carla, i always tell my clients don't be in such a hurry! Home Inspections are the order of the day & i love the builder i deal with that gives a 10 Year warranty on his houses...he does that 'cause he's so sure nothing big will go wrong ...not the norm
To the idea that since it is new you don't need a home inspection I would simply say
HA!
And I say that from experience...
Once a buyer called me back cancelling our inspection on his new home because the builder had told him that home inspectors didn't do anything and were placeboes! I confess that prior to that call I had never heard that one!
Carla:
Your examples of why every buyer, even new home buyers, need a home inspection are good ones. I have seen many more. Some builders try to tell buyers that they do not need an inspection because the town is going to do a final inspection - the town does not inspect for the quality of workmanship, only for code violations.
Yes, all home buyers need to have a home inspection.
You mean I should spend $300 to save $500 and also have piece of mind? But what about the plumber that just lost a nice emergency call rush job for 3x as much $?
Carla, your examples show the importance of having a new home inspection. It saves a lot of frustration.
Until a REALTOR® has a new home built for themselves they do not completely understand the term 'man made". Although I have sold a lot of new homes sincve I started in 1989 it wan't until 2005 I had a home built for me. I won't bore you with the details but I had 4 major issues and a lot of minor ones, and this was from a reputable builder. They did correct the problems but it is better yo know this upfront with a inspection nrather than moving in and not having working electricity in two riooms for instance.
When we bought our first home in FL although it was new we were still entitled to do an inspection. We chose not to do one because I did my own. Not anywhere as thorough as an inspector but enough where we never had problems accept for tiles in our kitchen started to come up a year ;ater. I was able to get the builder to replace them all for free. I just told them that if they didn't take care of it immediately..I would be happy to call the local news station and let them know that I wanted some free publicity. My neighbor had an inspection done on his and rightfully so...he found a hole in his roof. I would definitely recommend it. I notice that down here the laborers tend to treat the homes like an assembly line and kiss things quite a bit. Those punch lists are worthless and do not cover important things so I would recommend it even if the builder warrants ll the items..that's just me.
Carla...girl
I sold tract homes for select builders.. There are systems in place by the builders to catch 99% of everything. That 1% is addressed when we all get together and do the floor to ceiling, wall to wall, inch by inch inspection. When we are done, we close. Then, there is the move-in period where things are addressed even further. My builders know to hold all their subs accountable the first time out. Supervision during the whole process was hands on. Problems do not accumulate or get missed. A good builder can really make a difference in the home buying experience. Very important to research the builder. Thank you for your post....very good
great post and great points
knowledge helps our buyers keep from shooting themselves in the foot
Agreed! Buyers should always get a home inspection, period. Too many things can quit working whether it's new construction or a resale. Buyer's want to save a few bucks so they forego a $300 inspection which could save them thousands in the long run.
#1 fear (I hear about, anyway) from new-construction condos? Fire.
#1 actual problem? Water.
I was having lunch at a friend's brand, spankin' new condo yesterday and watching a replay of Redskins pre-season football, and I went to get something from under the kitchen sink, and the cabinet was practically flooded. The pipe near the disposal was loose.
The wood is now warped, and the wood floor has some warped planks.
I see crap like this all the time...
Hi Carla. Great post! New or old, ALL homes need a home inspection by a certified, licensed professional. Even if a home has a warranty or guarantee. Home owners of new homes are VERY surprised at the items that I find, even on a home less than a year old. Everything for foundation corner pops to bathroom vents venting directly into the attic space to gas fired water heater that are not properly vented.
A professional home inspector will find items, even on new construction which are deficiencies or defects and are the responsibility of the builder to correct. In our business here in Texas, we call them "Warranty" home inspections. They are great for finding defects that home owners are simply not going to see.
HI Carla,
there is a real reason and need why new homes have a warranty on them, many have problems within 2 to 5 years after construction. In addition we have seen homes build in the wrong spot, the wrong way and minor to major construction mistakes.
People seem to forget, that upwards to 100 people have worked on the creation of a house, and they all need to do the job right to make a home and all of its bits and pieces work and function properly ....... It is actually rare if that happens.
Carla people think that new homes don't come with problems and they are so wrong. They have to remember that homes are built with human hands and are subject to human error. I sold a new home earlier in the year and the weight of roof over the back concrete porch had put so much pressure on the beam that it cracked the concrete and concrete was starting to recede into the ground.
Mind you, the house was built in 60 days and this was already happening.
A friend bought a new-construction home. After a long, hot, tiring day of moving her family's stuff into the new home, she decided to take a relaxing bath. Problem is that the pipes inside the wall were not properly connected! The problem was noticed when the water started seeping out where the drywall met the floor.
Yes! An inspection would have save a lot of grief for all involved.
Thanks Karen Kruschka for the re-blog
Thanks Jim & Linda Arnold for the re-blog
Hi Leilani -- and they're not ;-) Plus, a home inspector's report really does help in the repair addendum.
Hey James . . . Good point. Reputable is the KEY! See #17 for a good example!
Hi Ginny -- GOOD ADVICE!! I will borrow that "Don't rush!!"
Hey Jay . . . nice to hear from a home inspector!! WHAT A GOOD post. Thanks for linking that!! I have NEVER heard of "placebo" being used in anything other than medical/medicine connotations.
Hi Claudette -- YES! The city/county inspections are only looking for code. Sometimes they seem to miss that too (some of these comments are about plumbing!)
Hey Keith . . . I don't represent the plumber HA HA HA ;-)
Hi Michael -- Moving is frustration enough.
Hey Joe . . . Hmmm, good learning experience to be sure (See #17 comment.)
Hi Neal -- oh, you're right about the assembly line process to some of the developments, and glad you got your tile work fixed :-)
Hey Richie . . . That was a great system if you could catch all but 1%. That's they KEY -- holding the subs accountable. Many people don't even know what a sub is.
Hi Vince -- indeed!!
Hey Coleen . . . You have just summed up the post!! Very good comments and thanks for rounding it out nicely.
Hi Rich -- I would suggest you write a post about that. It's a very good topic of discussion. And you're right -- water damage is worse.
Hey David . . . thanks for another Home Inspector chiming in!!
Hi Peter / Linda -- that's a good point about how many people have been working on that home. Not everyone will be thorough -- and a home built in a wrong spot, I think that takes the PRIZE! WOW!! (Now, that would make a good blog post!)
Hey Christopher . . . great way to put it: New does not mean flawless. Yeah, an appraiser would have noticed, and they're not licensed / required to find those types of things either. The "not part of my job description" rings true.
Hi Charita -- One of my favorite PLUS factors for an older home is that flaws, settling, etc., have worked themselves out by now. And your tale is post worthy, and would be a great read!! {hint, hint}
Hey John . . . This is what I'm talking about! I'm sure they were kicking themselves for not having the inspection done. Oh hindsight!! Calgon take me away ...
Thank you Mary Macy for the re-blog
The name of this tiltle says it all. Unbelievable. Yes, an inspection is needed regardless. Seems silly to forgo the "savings" of this compared to the price of the whole house. The risk of not doing far outweighs the cost. Thx for sharing.
No one can build something as large and complex as a house without committing a few errors at various stages of the process. Throughout my years of inspecting, I have learned that all new homes will have their defects of one kind or another, regardless of the quality of construction or the integrity of the builder. This is because human imperfection prevents anything as large and as complex as a home from being constructed flawlessly.
The belief that any new product is free of defects and necessarily flawless runs contrary to common sense and experience. The return counter at any department store provides ample evidence of this fact. When applied to new homes, the belief that new means perfect can lead to very costly mistakes.
I've inspected many new homes and I haven't found a flawless home yet. Do yourself a favor, get a home inspection.
I agree, new construction or not, we push the home inspection, and it has benefited our clients many times.
Although I specialize in historic homes and always recommend they be inspected, I have done the same for new construction also. I remember one townhouse which had changed developers midstream and the inspector found the HVAC connections had never been completed. Not good (but because of the inspection, this was caught before settlement).
Funny you should post this today! Here I sit at my computer working on Active Rain instead of celebrating the closing I should have had on Friday! My very smart buyer listened to the advice to get a home inspection prior to closing on her brand new 3500+ square foot home. I won't bore you all with the laundry list of items that needed repair prior to closing, but I do think it is VERY IMPORTANT to mention that when the builder installed their $9,000 upgraded HVAC system, they forgot to check for gas leaks. Yes, GAS LEAKS! So, here I sit while the builder fixes this and a slew of other problems that came up when the home was inspected. Keep your fingers crossed for me that we can get this closed by tomorrow.
Always, always, always educate your buyers on the importance of a home inspection - even when you think you've got a great builder. Any builder is only as good as the sub-contractors and we all have bad days.
A home is a complex project involving many parts and many contractors. All on a budget and time schedule. They just want to "Geter done." A home inspection on a new purchase is a highly advisable thing.
Great post. Most buyers don't realize how important is, Realtors too for that matter. I always advise a home inspection on new construction.
Carla - What a GREAT post! Even when buying new homes, homebuyers should seriously consider getting home inspections! I'm reblogging this!
My son bought a new house - I don't know if they had an inspection or not - but after many months living there, the sewer drain backed up and what a mess they had!
I doubt an inspector would have caught it... it had to do with the slant at which the sewer pipe was laid outside the home. It drained, but not quite properly, so didn't cause trouble until it had been used for quite a while.
The contractor had to pay for the new carpets, etc. But that's not something you want to go through.
We once had buyers who had an inspection on a new construction house that was found to have NO HOT WATER PLUMBING! There were no pipes for hot water. I'm not exactly sure how that works. But, the sheet rock all had to be torn open at the spots that needed appropriate piping.
Dear Carla:
What a great post. I highly recommend to any of my Buyers to have an inspection. Especially in the world of Short Sales in Foreclosures you never know what is gonna come up!
Thank you for sharing your experience.
Carla: I bought a new home years before I became a Realtor myself and my agent at the time didn't even mention an inspection. Thanks for sharing your stories. Carrie
Excellent blog, couldn't agree more - this should be compulsory reading for all buyers of new homes! At the very least, it is an effective way to create a "punch" list for the builder before closing.
Excellent blog, couldn't agree more - this should be compulsory reading for all buyers of new homes! At the very least, it is an effective way to create a "punch" list for the builder before closing.
Hi Carla, As mentioned by Christopher above, the builders want a very high amount of insurance for the inspection. Me I have beat them at their own game. I handle 1 million in coverage, and can get an "accord" in the matter of minutes. I have been told why have an inspection on a new home when it has been inspected by the state and local inspectors. I tell them that I have yet to see a state or local inspector get into a crawlspace or an attic to check the ductwork, insulation and the proper venting requirements. Even if the builder is a renown builder in your area, if they do not have a project manager that checks every detail of the home at each phase of construction then you will not get the proper home to code. They will cut corners where they can, why becouse they are not going to be scrutinized as closely by the inspectors. When the inspectors have the "GOOD OLE BOYS OR I DON'T HAVE TO CHECK HE'S BEEN BUILDING FOR YEARS" Then the new home buyer is in trouble. If you look closely at the so called "guarentee" with the new home most just cover structeral defects. not the minor stuff that can cause a lot of grief down the road. Clint McKie Desert Sun Inspections
Home buyers need the expertise of an experienced home inspector no matter if the home was older or brand new. Inspectors can point out issues in new builds that most home owner's wouldn't know to look for.
I also wonder if the sales associate of the builder convinced them not to get an inspection. I can't tell you how often folks are shocked to learn that friendly sales associate was not watching out for their best interests...
Carla: this is a great post - I hope it gets through to new home buyers out there. Our first house was a new home and we didn't get a home inspection. We were lucky and nothing went wrong but you bring up some VERY compelling reasons to get an inspection. Thanks for the info!
New homes can have worse inspection results than used homes!
Thank you Colleen DeGroff for the re-blog
Thanks Carrie Sampron for the re-blog.
Thank you for the re-blog - NEW TO ACTIVE RAIN MEMBER -- Dub Walters!
I actually think inspecting a new home is at least as important as a re-sale because of peoples false sense of security. I cannot tell you how many times ductwork in the attic was not attached properly & if the inspector had not found it, moisture would have been trapped in the attic & 10 years later, everything would be rotten. A fat lot of good a guarantee would have been.
Amen, amen, amen! We contractors make mistakes, even though we hate to. Having another set of eyes is ALWAYS a good idea.
Having purchased new and pre-owned homes, I have realized first hand the importance of getting a home inspection in both instances. Plumbing problems like toilets that need to be plunged every fourth flush, or DIY'ers who wire outlets in the garage to outlets in the house causing them to trip GFI's whenever you plug a battery charger in for a car or motorcycle... All would be found by a thorough home inspection. Thank you for your great post. I linked back to it from my blog.
Excellent advice Karla. Although I think the home inspector was just lucky to find the ding in the shower stall and could have easily been overlooked. But for $300 it is well worth the price of a new home inspection.
Wow 80 comments and 6 rblogs later, great advice Carla! I've seen and heard some horror stories on what happens when people who buy new do not get an inspection.
Your post is much appreciated Carla! We have just started the building process of our new home & we have been toying with the idea of hiring a Home Inspector when it's finished - before we take possession. I think we will be!
Kelly :)
I saw a new home once where the sink drain emptied into the crawl space. It had NEVER been connected! The plumbing sub-contractor missed it. The very reputable contractor missed it, and the city inspectors missed it. However, the home inspector caught it!
Carla, a home inspection should be considered with most purchases.
Ty
Seriously...people are buying by far the largest purchase in their lifetime and they are tightwads on a $350 inspeciton? Come on folks this is not brain surgery and I'm sure the builder's intentions are too build the best house he can build, but he can't watch everything and tradesman sometimes cut corners. Get an inspection and with it the piece of mind that you had someone looking out for your best interests.
Carla, Not only do you need a home inspection for new construction ... you are also advised to schedule several earlier inspections to catch things that get hidden by the siding and sheetrock. One of the worst problems we've run into at My Handyman is builders forgetting to put up a moisture barrier over the sheathing so you know there's a future mold problem just waiting to happen.
Sage advice. Having personal experience with purchasing a brand new home and electing to forgoe a home inspection makes it rather easy to council my clients. As it turns out the master bedroom toilet was defective and needed to be replaced. Additionally, one of the heating ducts in the crawl space was disconnected. I ended up heating my crawl space for about two months before I realized it. I did wind up with a rather dry crawl space though.
Builders and contractors, even the most conscientious are not infallable; and I certainly believe that it's prudent to not only have a professional home inspection conducted upon completion but also to have a watchful eye during the process if the home is "pre-sold". Nonetheless this can create some uneasy feelings between the builder and the buyer, which is yet another testiment for utilizing the services of a professional Realtor to broker the transaction and not only mitigate any potential problems between builder and buyer but also provide structure to the process of inspection and oversight that is both professional and reduces risk for everyone involved.
Our dear friends purchased a new home without a home inspection. it was their first home and were so excited they signed papers the very first day they saw the house! The builder is known for cutting corners and not honoring defective workmanship.
After their one year warranty ran out, they found out that the roof had been put on without the felt paper. Needless to say they were out thousands to have the roof replaced properly. The builder said too bad and our friends said they would never buy a home without a realtor again.
Great advice and great post.
Valerie,
That's awful to hear! It's so sad when builders cut corners and WASTE hundreds of thousands of home buyers' dollars. Here's some benefits of living in an inventory home: http://ow.ly/2xyAZ
Anyone can mistake and a home inspection could save $s in the end and peace of mind all the time. Margaret C.
I got a nice compliment, and was mentioned on Sean Hess' blog: Homes for Sale In St. Augustine.
St. Augustine Team Realty
I speant my first 4 years in real estate doing on-site selling for a builder and, not only do I recommend a home inspection on new construction to, I got one myself. Having an inspector put the home through it's paces will at least provide reasurrance (albeit costly) and at worst avoid a disaster, Ideally, the initial inspection should be done before sheet rock is hung and then a final at the end of the process.
Great advice in an entertaining blog. Thanks!