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