| Many home builders will convince a buyer that | | | | problem will make itself known, but it could |
| there is no need for a home inspection at a | | | | be a few yearsdown the road. Many of the |
| new home. The builderwill even dangle a | | | | other more serious problems found at new |
| carrot in front of the buyer - who is likely | | | | houses are also typically down in the |
| to be feeling a cash crunch -- by offering | | | | crawlspace: dirt packed around posts and |
| aone-year warranty on the home. Now, stop and | | | | other structural wood that will rot; plumbing |
| think about it. If the builder is so sure | | | | pipes that leak or drains thatare not hooked |
| that the home is properlybuilt, and the | | | | into the system, which can be nasty. |
| project is completed, why is he or she so | | | | |
| worried about having an independent home | | | | One thing you can count on is that, one year |
| inspector gothrough the property? In my | | | | later, unless the buyer finds and reports |
| experience, the answer is simple: The builder | | | | problems, the builder is notgoing to drive |
| knows there will be problems found and,almost | | | | out to the house and seek out trouble. As a |
| always, these issues will require the | | | | safeguard, some people will, eleven months |
| builder's crew to come back on site to make | | | | after 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 living | | | | control over hundreds ofthousands of dollars |
| by moving his crew to new jobs, finishing and | | | | that the builder wants. After closing, the |
| selling those houses. Thebuilder does not | | | | circumstances change and the builder has the |
| benefit financially if it is necessary to | | | | money,and the clout. In fact, I know of a |
| linger at any one job. Therefore, a home | | | | situation where the buyer, a year later, was |
| inspector'sfindings and repair | | | | completely ignored by the builder,despite |
| recommendations are likely to slow down the | | | | having valid worries. That particular builder |
| builder by making it necessary to send a crew | | | | knew that, even though there were legitimate |
| backto a previously completed project. | | | | problems thatwere aggravating, it was not |
| Obviously, the builder does not like that! I | | | | likely that the buyer would spend the money |
| always keep forefront in my mindthat my | | | | to 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 my | | | | was being provided with a one-year builder's |
| clients get an independenthome inspection by | | | | warranty. Eleven monthslater, when a home |
| a competent residential home inspector who is | | | | inspector reported significant standing water |
| also a licensed structural pest inspector. I | | | | in 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 new | | | | understanding 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 are | | | | lawsuits that draw into the mess parties that |
| some of the complications involved if one is | | | | should have little orno blame in the dispute, |
| counting on a builder'swarranty as a | | | | such as realtors or title companies. |
| substitute for a proper home inspection. In | | | | |
| my market, a large number of the problems | | | | It is, because of complications like this, |
| found at newhomes are concealed and will not | | | | that I recommend the simplest and the correct |
| manifest themselves as issues until some time | | | | path: 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 their | | | | That advice applies to those purchasing brand |
| crawl spaces and significant standing water | | | | newhomes or older homes. I believe that, in |
| in the crawl spaceis one of the most common | | | | all 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 leadto | | | | their 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 destroying | | | | some of the builders. I like to see all of |
| organisms such as rot, or even wood | | | | the 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 to | | | | or discouraged clients down the road. If you |
| eventual mold growth in the crawl space or | | | | enjoy 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 obvious | | | | to protect your clients by seeing to it |
| clue at some point, this problem would not be | | | | thatthey know the benefits of having a |
| identified or even noticed bythe average | | | | competent inspector do an independent home |
| homeowner. Make no mistake about it, the | | | | inspection prior to buying any home. |