| Many home builders will convince a buyer that there | | | | the other more serious problems found at new |
| is no need for a home inspection at a new home. | | | | houses are also typically down in the crawlspace: dirt |
| The builderwill even dangle a carrot in front of the | | | | packed around posts and other structural wood that |
| buyer - who is likely to be feeling a cash crunch -- by | | | | will rot; plumbing pipes that leak or drains thatare not |
| offering aone-year warranty on the home. Now, stop | | | | hooked into the system, which can be nasty. |
| and think about it. If the builder is so sure that the | | | | One thing you can count on is that, one year later, |
| home is properlybuilt, and the project is completed, | | | | unless the buyer finds and reports problems, the |
| why is he or she so worried about having an | | | | builder is notgoing to drive out to the house and |
| independent home inspector gothrough the property? | | | | seek out trouble. As a safeguard, some people will, |
| In my experience, the answer is simple: The builder | | | | eleven months after theymove in, hire a home |
| knows there will be problems found and,almost | | | | inspector to find issues to report to the builder at the |
| always, these issues will require the builder's crew to | | | | eleventh hour. The problem with thathas to do with |
| come back on site to make modifications or repairs. | | | | "clout." The buyer has lots of power prior to closing |
| That costs the builder time and money. | | | | -- when he or she has control over hundreds |
| Understand this: The builder makes a living by moving | | | | ofthousands of dollars that the builder wants. After |
| his crew to new jobs, finishing and selling those | | | | closing, the circumstances change and the builder has |
| houses. Thebuilder does not benefit financially if it is | | | | the money,and the clout. In fact, I know of a |
| necessary to linger at any one job. Therefore, a | | | | situation where the buyer, a year later, was |
| home inspector'sfindings and repair recommendations | | | | completely ignored by the builder,despite having valid |
| are likely to slow down the builder by making it | | | | worries. That particular builder knew that, even |
| necessary to send a crew backto a previously | | | | though there were legitimate problems thatwere |
| completed project. Obviously, the builder does not | | | | aggravating, it was not likely that the buyer would |
| like that! I always keep forefront in my mindthat my | | | | spend the money to file a lawsuit. In one case I |
| client is the buyer, not the builder. Realizing that, I | | | | know of,a buyer had been told before closing that he |
| always recommend that my clients get an | | | | was being provided with a one-year builder's |
| independenthome inspection by a competent | | | | warranty. Eleven monthslater, when a home |
| residential home inspector who is also a licensed | | | | inspector reported significant standing water in the |
| structural pest inspector. I wantproblems identified, | | | | crawl space, the homeowner could not findanything in |
| and or repaired, prior to closing in both older homes | | | | writing to support his understanding that there was a |
| and new homes. | | | | builder's warranty. The builder was unresponsiveto |
| Without going into too much detail, here are some of | | | | repair requests. This scenario might lead to lawsuits |
| the complications involved if one is counting on a | | | | that draw into the mess parties that should have little |
| builder'swarranty as a substitute for a proper home | | | | orno blame in the dispute, such as realtors or title |
| inspection. In my market, a large number of the | | | | companies. |
| problems found at newhomes are concealed and will | | | | It is, because of complications like this, that I |
| not manifest themselves as issues until some time | | | | recommend the simplest and the correct path: I urge |
| down the road - likely more than ayear away. For | | | | all of mybuyers to have an independent home |
| example, people do not go into their crawl spaces | | | | inspection prior to closing. That advice applies to |
| and significant standing water in the crawl spaceis | | | | those purchasing brand newhomes or older homes. I |
| one of the most common problems with new | | | | believe that, in all cases, my clients are better off |
| construction. From day one, as this water evaporates | | | | negotiating solutions to problemsprior to their closing |
| up, it will leadto excess moisture in the structural | | | | the deal and moving in. That scenario is preferable for |
| wood, insulation and up inside the home. Over time, | | | | the clients, the realtors involvedand everyone -- |
| this is likely to attractwood destroying organisms | | | | except maybe some of the builders. I like to see all |
| such as rot, or even wood destroying insects that | | | | of the problems put on the table early in |
| favor moist environs. Excess moistureis a prime | | | | thenegotiations so I do not have upset, angry or |
| contributor to eventual mold growth in the crawl | | | | discouraged clients down the road. If you enjoy |
| space or even up inside the house or walls. Yet, | | | | repeat business andhappy clients, it is just good |
| unlessthere is a musty odor, or some obvious clue at | | | | business - that creates goodwill -- to protect your |
| some point, this problem would not be identified or | | | | clients by seeing to it thatthey know the benefits of |
| even noticed bythe average homeowner. Make no | | | | having a competent inspector do an independent |
| mistake about it, the problem will make itself known, | | | | home inspection prior to buying any home. |
| but it could be a few yearsdown the road. Many of | | | | |