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Builder's Warranty Versus Home Inspection

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



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