Posted on 01/10/2011 9:54:23 AM PST by newnhdad
Need advice regarding home inspections. We will be purchasing a new build and are talking to a few sources for home inspection and I'm not sure what I should be doing. In previous buys, we got a final inspection but those homes were pre-existing. For a new build, we will have several opportunities to "preview" certain stages of the build primarily the foundation laying, pre-drywall, and pre-closing. This is a reputable builder in Norther Virginia that is providing a ten year warranty on structural/roofing, plumbing and electric.
Should we have a structural engineer inspection, independent of the final home inspection during this process? I want to make sure that the walls are plumb and the floors are level and all the pipes are vented properly and joists are set properly and the outlets are set properly.
So my questions are: 1- Should I get a structural engineer to take a look at the place during the foundation inspection?
2- Should I get a structural engineer to take a look at the framing, prior to the drywall being put-up?
3- Should I be requesting a home inspector that will check things like plumb and level on the walls, floors, windows and doorways?
I would think a new build would already have been inspected.
Do all of that and if possible get a plumber in to check the heat, Get an electrician to check the wiring. Anything you find get estimates on the cost to make the fix, then use this as a negotiating point.
IF it’s new construction, it will have to pass muster with the entity that grants the building permits. That should be good enough... but - like Reagan, trust, but verify. I’d find a competent contractor, independent of the builder - who can accompany you in your chances to look as things progress - someone that should be smart enough to know the local codes, be able to read the plans, and tell easily if something is not being done to code, or as specified in the plans.
Hire that Mike Holmes guy from HGTV...
I’d have to 2nd post #3. Oh, and no Chinese drywall.
You might ask for a list of what the home inspector plans to look at before hiring one. Interested in what others here have to say...
If they have been in business with good reputation for over a decade, you are likely wasting your money with outside inspections.
If not, then you need to do so before anything else.
The structural engineer is probably overkill.
The city inspector will be doing pretty much everything you have listed; and the builder knows that if he isn’t plumb - that YOU will be his biggest critic.
What we did, and I would encourage you to consider - is run to Lowes or Home Depot and buy the biggest shop Vac you can find - then buy Drywall vacuum bags for it.
Then, every single day ... go out and vacuum the house. This will get drywall dust out of the house BEFORE the drywall goes up. You can get to vents, between walls, under the carpet - before it all goes together.
Bear in mind, the contractors view this as a job. You view this as your home - there is a world of difference between these viewpoints.
We found screws that were trapped under the screen before the tile was put down. We saved ourselves untold hassles from tile that would have cracked over time. We got dust out of the house, before the carpet went down. We got dust out of the vents, before the furnace blew it throughout the house.
Dust not only gets trapped in the walls, it prevents boards from sealing against each other tight. It can cause floors to squeak, provide allegies for you, plug filters, and creating a dust nightmare for the next year.
Plus, when the builder knows you will be going in to clean up every day - he knows that he won’t be able to ‘hide’ screwups under some trim.
NO!
Hire your OWN professionals and catch the builder (and his subcontractors) short cuts, mistakes, sneaky tricks, lazy ommissions and money-saving (but potentially damaging) building practices while they can still be easily fixed, remediated or negotiated over
getting them involved before dry wall goes up is critical
Before you sign over the final check!
What is a structural engineer going to say about a foundation with nothing on it? Maybe something on the quality of the cement? Take lots of pictures.
2- Should I get a structural engineer to take a look at the framing, prior to the drywall being put-up?
He is not going to say much. A better bet would be a master carpenter. Take lots of pictures.
3- Should I be requesting a home inspector that will check things like plumb and level on the walls, floors, windows and doorways?
You can easily do that yourself.
PS - Most homebuilders do not allow the future homebuyers on the construction site.
“Am I being too paranoid about this?”
I think you probably are depending on the reputation of your contractor. If he was recommended and had references when you hired him, then you are probably OK. If your county has a very stringent building inspector, the he would do a better job than anyone you would hire. I don’t think an isnpsection would be necessary for a new house.
I’d take a boat load of digital photos of framing, electrical,, plumbing and HVAC before drywall goes up. This will also come in handy if you do remodeling down the road. Have you been taking photos through the construction process?
You are not being too paranoid.
I’d suggest finding a lawyer who specializes in “construction defect” litigation, and asking if he has an “expert” he can suggest. Those guys can find anything.
You are not paranoid!
Get a package of stick on post it notes and if you see anything at all unusual during a self inspect... make a note and post it in that place. If anything is “off center” “crooked” or weird, sticky it. Look carefully at everything. Check the cabinet doors and drawers, HVAC, water pressure, sprinkler system...mouldings, every single thing. I would think it wise to hire someone who has experience in these matters (any perfectionist will work almost as well or even better than an “official inspector”) to walk through with you. Anything you find unacceptable must be repaired before you close.
I’m hyper critical of shoddy work. Nothing annoys me more. Better safe than sorry later...
Unfortunately I was in a timeline bind, and bought my house sight unseen with my realtor daughter. Whoever built this place really cut a lot of corners. ugh. Love the house... but everyday I want to take a sledgehammer to it and rebuild stuff.
You are being very paranoid as well. If this builder is bonded, then you have full recourse for errors or liability. In order for him to have a contractors license, there are strict requirements for direct compliance to all building codes in your district.
Off-topic but interesting; as Trustee of my late parents' estate, the attorney suggested any offer for the home be made on a Probate Offer Form, even though the Estate didn't go through probate. Given this, I did not even have to fill out a disclosure of known defects form...nothing, zip, nada -- and then the buyer's inspector did a laughably superficial inspection, so the deal closed with zero in the way of repairs or modifications.
I along with others I know have had new homes built by reputable builders; found that these builders (or their subcontractors) still can make mistakes. A warranty on a new home usually solves these problems - but would you really want to go through the hassle? Worse, what if an issue surfaces months after the warranty expired?
Having someone knowledgeable about correct building practices that is solely representing you is a good idea. I think the trick is to negotiate with an Inspector on a cost for him to come out at a few milestone events in the building process. Have him specify what he will be looking at. Have him report what he found in writing. Have your builder know he’s coming on site.
Are you using a Realtor? If so... Where I’d be paranoid and obnoxiously unfair is that I wouldn’t select an Inspector referred by the Realtor. The Inspector should be completely impartial (read: not afraid of jeopardizing future Realtor referrals by way of telling the truth about the inspection). I had this issue on a home purchase.
They also seem to have one area that they're more knowledgeable in then others. When we sold our home we went through 3 home inspections. Each time we corrected the problem areas but the next inspection found something different that needed repair that had not been found in an earlier inspection.
for the $200 bucks I would do it...
It could save you thousands later AND you have instant pice of mind
My brother did it and discovered the contractor glued down the carpet with liquid nails- it left raised lines you could feel under the rung- and would not have been noticed.
Also, a quick test of the drainage system found it draining water directly into his basement
yes, on a brand new house
The buider had it fixed before my brother would sign the papers (three days). He later found out the neighbor had been complaining about the same thing for a year with no response.
Believe me this will be money well spent. Going back to correct mistakes will cost way more money and aggravation.
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