Having a new house built can be a stressful and seemingly long process. Deciding on floor plans, features, and materials to be used throughout the house is just the tip of the iceberg when planning your new home. The stress of building a new home is compounded even further when you add in unplanned delays, missed deadlines, and sometimes poor communication from the builder.
Sighthound Home Inspections, LLC has compiled a list of frequently asked questions that will help you decide about having a new construction inspection completed.
My builder said it's unnecessary because the city/county does their inspections, and the builder performs 20+ internal inspections throughout the building process. Why should I have one done?
Local building departments complete their code inspections on houses to issue a certificate of occupancy. However, code inspections are just that; they only inspect for code violations. Their inspections are not function-based; meaning they won't check all the windows/electrical receptacles/doors/appliances, etc. within a house. A home inspection by an independent, third-party home inspection company is NOT a code inspection, and will likely uncover many problems that would be problematic to you once you move in.
While your builder does their own internal inspections, understand they likely go through dozens of homes on their list to inspect while following a specific checklist. They might not spend longer than 20-30 minutes looking through the house. An independent home inspector is an unbiased third-party inspector who will run all systems of the house over the course of 2-4 hours from the perspective of the homeowner- not the builder who is looking to simply have the house presentable during the final walkthrough.
2. The builder offers their warranty, so if I find something wrong once I move in, can't I just save money by having them fix the issues as I find them?
Many homeowners decide to waive the new construction inspection and just report issues they find to the builder for warranty repairs. While it may seem like a savvy way to save a little extra money now, it can potentially cost you in the long run.
The home inspector you select should be experienced and have knowledge regarding how the home is built that exceeds what the average homeowner knows. Additionally, an experienced inspector has likely inspected similar floorplans/models by the same builder you selected, allowing them insight into typical issues or errors made by the builder.
If an issue doesn't present itself over the first year of living in the home, or there is a problem with the house you didn't know was an issue, you will likely find the 1-year warranty expiration date comes quickly.
An issue a home inspector may have found that could have been repaired by the builder before you close on the home could slowly create issues that only become visible a few years down the road; well beyond the timeframe the builder would do anything to fix it. Selecting to have a home inspection before you move in can help prevent any future headaches when the builder's warranty has expired.
3. What kind of issues have you seen in new construction homes that would make an inspection worthwhile?
Great question! I've included a few issues below:
These photos represent just a small sampling of common issues found during new construction inspections. Some other issues we frequently find are listed below:
Missing GFCI protection in required areas (shock hazard)
Missing/deficient insulation
Broken or damaged trusses
Inadequate site drainage that could cause moisture intrusion
Damaged/cracked fiberglass tubs/shower surrounds
Incomplete flooring or trim installation
Leaks at plumbing fixture connections and drains
HVAC supply or return vents that aren't connected
Construction debris clogging drain lines
How many of these do you think the average homeowner would find on their own?
4. My builder has been fantastic throughout the entire building process and has committed to fixing any problems I find in the new home promptly. I don't feel like I need an inspection before I move in.
That's great you've had a good experience with your builder! It's always great to see awesome customer service still exists.
In reality, your home should be complete before you move in. If you move in and find issues with drywall or damaged cabinets, do you want to deal with the builder sending in contractors who will make a mess of everything once you move in? On a recent new construction inspection Sighthound Home Inspections completed, the cabinets were damaged and the builder decided it would be best to completely tear out all of the base cabinets and install new ones. Imagine having to clear everything out you just unpacked and put away in your new kitchen along with having to deal with that construction mess! Your time is valuable. Having to stay home from work or deal with being home to give contractors access to repairs can take time, especially if they have to come back multiple times. With an independent home inspection, you can be sure that the inspection fee you pay results in money well spent that will save you time and a headache later down the road.
5. My builder said I can get an inspection, but the inspector can't go into the attic, walk on the roof, or open electrical panels. Shouldn't I just wait until the builder's warranty is close to expiring and then have everything checked all at once?
While it's true that many builders impose these restrictions (whether they're due to requirements set by their liability insurance carrier or to discourage buyers from hiring their own inspector), Sighthound Home Inspections has alternatives that negate these restrictions:
Sighthound Home Inspections, LLC has an experienced, certified, and licensed drone pilot to utilize a drone to inspect the roof. This is the next best option available when the builder won't let an inspector walk on the roof.
Sighthound Home Inspections, LLC offers an inspection of the roof, electrical panels, and attic at a later date at no additional cost to our clients.
Yes, you read that correctly. If the builder restricts access to a certain area that cannot be inspected on the day of your full inspection, Sighthound Home Inspections, LLC will schedule an inspection of those restricted areas after you have officially closed on the house with no additional cost to you. Once you officially own the house, you can allow us to access areas like electrical panels and the attic space. Your initial inspection report will then be updated with the items that were not accessible for the first inspection you did.
This allows you to still have a thorough inspection of the non-restricted areas of the house before you close and then allows an inspection of those restricted areas to be completed and results sent to the builder within days of closing on the house. This ensures any issues are repaired quickly and can give you peace of mind without the worry of paying the re-inspection fees most other home inspection companies in the area would charge you.
Conclusion:
New construction homes, in theory, should be perfect, complete, and ready for you and your family to move in. Rarely is this truly the case. Protecting yourself and your new home by hiring a 3rd party home inspection service like Sighthound Home Inspections, LLC will ensure your home is ready and problem-free so you can worry about the other parts of moving into a new home with extra peace of mind!