| Buyers of re-sale homes almost always have their | | | | sure the foundation does not overlap building lines. |
| homes inspected by a professional inspector. Buyers | | | | Whether or not you are in a city, ask your inspector |
| of new homes, however, often do not take this | | | | to double check this. Ask for a copy of the "forms |
| important step. There are several reasons for this: | | | | survey", if the builder has one. If a forms survey has |
| 1) The buyer is getting a brand new home, and | | | | not been done, carefully measure from the property |
| thinks that the inspection is an unnecessary added | | | | lines. If there is some doubt about whether the |
| cost. | | | | structure encroaches over building lines, have a |
| 2) The buyer feels that they are protected by the | | | | survey done before proceeding. In addition to the |
| builder's one-year warranty for workmanship, plus | | | | layout, the inspector will check the steel content, |
| extended structural warranty. | | | | depth of footings, post tension cables, and other |
| 3) In many cases, the home is inspected by city | | | | parts of the foundation. |
| inspectors as a part of the permitting process. | | | | Pre-Sheetrock Inspection |
| 4) Buyers believe that they can rely on the builder's | | | | Most builders invite the homeowner to do a walk |
| reputation. | | | | through after framing, HVAC and plumbing rough-in, |
| 5) The builder is resistant to idea of third party | | | | and electrical wiring are complete. This is a good time |
| inspections. | | | | to look at your outlet locations and window and door |
| 6) Buyers are not aware that a home inspection is a | | | | placements. Make sure that any changes in the plans |
| recommended alternative. | | | | have been picked up and made by the sub |
| 7) The buyer plans to "keep an eye" on the | | | | contractors. |
| construction. | | | | While you check for layout items, your home |
| A Business Relationship | | | | inspector can look closely at the construction. His |
| The construction of a home is a big project involving | | | | report might include: broken plumbing lines, improper |
| many contractors and suppliers. As the buyer and | | | | flashing, cut or bowed studs, inadequate bracing, |
| homeowner you are the financer and recipient of the | | | | beams that over-span their strength, AC ducts that |
| final product. If you are like most people, this is your | | | | are crushed, etc. These items are easy to correct at |
| biggest investment. Understandably, most people | | | | this point, before sheetrock and finish materials are |
| want to establish a good rapport with their builder. | | | | installed. |
| They must rely on the builder throughout the job, | | | | It is not realistic to expect the construction to check |
| and for warranty and service work after completion. | | | | out perfectly. Every builder in every price range will |
| They feel that they need the builder's friendship and | | | | have some items to correct, both from the city and |
| good will, and do not want to risk damaging the | | | | the third party inspector. Let your builder know that |
| relationship. | | | | you will provide him with the report immediately, so |
| You will need to come to terms with this in your | | | | that he can address the items before the walls are |
| own mind. Do not allow your anxiety about the | | | | closed up. |
| construction process to obscure the fact that you | | | | Final Inspection |
| have a business relationship with your builder. You are | | | | You will need to have all utilities on in order to |
| working together under a contract. It is possible to | | | | complete this inspection. Normally, the builder |
| be cordial and respectful, while maintaining the right | | | | requests a "walk-thru" inspection with you when the |
| to bring up problems and concerns. It is best to | | | | house is substantially complete. If utilities are on, you |
| establish the ground rules for your relationship at the | | | | could schedule your inspector at this time. You can |
| beginning of the project. At some point, you may | | | | focus on paint and touch up items, while your |
| need to tell the builder that something is not | | | | inspector conducts a more thorough inspection, |
| acceptable to you. | | | | checking for leaks, non functional outlets, final grading |
| Schedule Inspections | | | | of the lot, flashing problems, appliance operation, |
| Let the builder know at the outset that you will be | | | | voids in mortar, etc. |
| getting a construction inspection. You may hear | | | | The Construction Inspection |
| (from the builder or others) that this is unnecessary, | | | | At some point you will sell you home, and your buyer |
| that city inspections will be done, that this is an | | | | will likely have your home inspected. Some of the |
| unusual step, etc. Stand your ground on the | | | | items the inspector catches now may seem minor, |
| inspection decision. After you have let the builder | | | | but they will come up later in your buyer's home |
| know that you will be getting an inspection, send an | | | | inspection if they are not corrected. It is in your best |
| email or written note clarifying when your inspections | | | | interest to have everything nailed down now. If |
| will be done. Make it clear that you will need to have | | | | there are items that cannot be fixed before closing, |
| the utilities connected for your final inspection. Allow | | | | and you cannot delay closing, ask the builder to sign |
| enough time after the final inspection for corrections | | | | a written list of items to be repaired or completed. |
| to be made before closing. Check with your inspector | | | | Building a new home can be an exciting and |
| about which inspections he recommends. The three | | | | rewarding experience. A new home can deliver the |
| that come to mind are: foundation, pre-sheetrock, | | | | right floor plan and finishes for you. It is a |
| and final inspection. | | | | complicated project and huge investment. The |
| Foundation Inspection | | | | support, advice and information that you will gain |
| With some complicated foundations, you should have | | | | from a third party inspection is invaluable. Do not |
| an engineer review the construction as it progresses. | | | | leave out this important step in the building process. |
| In other cases, a licensed inspector can do the job. | | | | It is well worth the investment. |
| Usually, city inspectors do a layout inspection, making | | | | |