Jerry's Blog

My Home Is New - Why Do I Need An Inspection?

Jerry Schmidt (Sunview Inspections Inc.) — Mon, 31 Aug 2009 16:32:37 -0500

Many home buyers and even some professionals question whether a new home should be inspected. Why pay for a new home inspection when:

The house is new...there shouldn't be any major issues.
The construction was overseen by the local building inspector... he would have found any big issues with the home.
Its under warranty...the builder will fix any problems I have.
My real estate professional says I don't need an inspection - they recommend having it checked out before my warranty expires.

Here Are Some Reasons Why:
1. The local building inspector doesn't inspect the same way as a professional home inspector and cannot spend nearly as much time inspecting as the professional inspector does either. Municipal inspectors are looking primarily at code compliance and may not report deficiencies such as a nail hole in the roof or conditions conducive to termite infestation. They may not go into the attic or crawl space and often final inspections are done before the utilities are on so testing of items such as outlets, hvac systems, appliances etc. will not be performed.

2. The warranty process - fixing issues after you've moved in. Texas builders are required to provide a warranty on homes they build, but its a lot easier to find and fix issues before you move in!
 Getting a builder to come back and fix an issue may be difficult. They may not have the time or resources to resolve the issue quickly or at all. They may not even think your issue needs fixing! We often do "11 month warranty" inspections for clients furious with builders who didn't get around to or wouldn't fix their problems over the previous year. It took a professional inspection report just to get the builder to listen and get involved!
 Who's going to replace your belongings if they get damaged? The warranty isn't going to help if your antique hutch gets damaged because of a roof or plumbing leak overhead. What if your on vacation when it happens?
 Where/how are you going to live during the repairs? Some owners have had to live in hotel rooms while repairs are being done. Even small fixes can require a great deal of time, coordination and inconvienence for you.
 What if you find the problem after the warranty expires? We see many issues on pre-owned homes that existed when the house was new, but the owner never new because an inspection wasn't done. Eventually the warranty will expire and you will be responsible for the repairs.
 Will it just be a "quick fix"? What if the repair isn't done correctly? How will you know? After a home inspection the inspector can often do a re-inspection of the repairs to make sure they are sufficient.

3. As with any seller, builders are much more agreeable to fixing issues before money changes hand than after. It is a lot easier and less costly to fix issues and keep you as a buyer than to find another. It is to their benefit to make you happy before you move in.

4. Unknown safety issues may exist. We routinely see safety related deficiencies on new and 11 month warranty inspections such as missing or non functioning GFCI outlets, Arc-Fault breakers and smoke and carbon monoxide detectors.

5. Every home should be inspected before closing. A professional home inspection is just as critical for a new home as it is for a 50 year old home.

Jerry Schmidt
SunView Home and Termite Inspections www.sunviewinspections.com

512-942-6071 Georgetown 512-501-3560 Austin 888-871-5740 Toll Free

Checking Your Roof

Jerry Schmidt (Sunview Inspections Inc.) — Mon, 17 Nov 2008 11:45:16 -0600

After a storm you should always check your roof for missing shingles, missing rain caps on furnace and water heater vent stacks, and natural gas appliances that require vents. You don't necessarily have to climb on your roof to check these out, using binoculars works just as well and is much safer. Make a habit of looking up at your roof whenever you approach your house, either from the front or back yards. This way you will notice immediately if something is wrong.

Furnaces are expensive and a missing rain cap on the vent stack can shorten the life of the heat exchanger by more than half. Note that not all pipes sticking up on your roof need rain caps, some of them are plumbing vent pipes.

We encourage you to look at your roof as you are driving up to your house. Since you can get a good view of the roof that way.

Jerry Schmidt

Sunview Inspections Inc.

www.sunviewinspections.com

888-871-5740

Need a good laugh?

Jerry Schmidt (Sunview Inspections Inc.) — Sat, 19 Jan 2008 22:19:55 -0600

This is something that will make you smile. I just got a new phone the other day and was activating it online. As it was activating they showed a litte movie from "you tube" about a skateboarding dog. That's right! A real bulldog named "Tillman" who skateboards in Venice Beach, CA. You have to see this - he has his own webpage--"gotillman.com" This will make you smile. And if this bulldog can skateboard just think about what we could do.

Jerry Schmidt

Sunview Inspections Inc.

Austin, TEXAS

Give Back

Jerry Schmidt (Sunview Inspections Inc.) — Tue, 04 Dec 2007 14:10:28 -0600

I just want to encourage all of you out there to give back to your community. Two years ago our daughter was deathly ill and was hospitalized for seven long weeks at Brackenridge in Austin. As a result we "lived" at the Ronald McDonald House right next to the hospital. This allowed us to be close to our daughter while she was in ICU and have a place to "rest" at night at eat meals. There was a minimum charge for us to stay there. The Ronald McDonald House would not be in operation if it were not for volunteers who provided and cooked great meals, changed our sheets, washed them and for those who donated money. As you set goals and make plans don't forget to give to others who are in need. Find an organization that has touched your life or maybe the life of someone you know and give...whether it is your time or your money, GIVE.

Sunview Inspections has pledged to give $10 of every home inspection to the Ronald McDonald House of Austin.

Foundation Problems?

Jerry Schmidt (Sunview Inspections Inc.) — Fri, 06 Jul 2007 10:15:31 -0500

Home owners and home buyers are often concerned about visible cracks in sheet rock, in the foundation slab, in the brick veneer etc., and possibly with good reason but it is important to consider all possible indications of foundation movement as a group and as they relate to one another. An inspection of the attic to look for rafter separation, a check of proper door and window operations and out of square frames is also important. It is often difficult if not impossible to determine whether a foundation problem exists and if it does to what extent by only reviewing a single indication of movement. Finding and evaluating all possible indications and how each relates to the overall problem is necessary.

Sunview Inspections Inc.

Jerry

New Home? Should you have concerns?

Jerry Schmidt (Sunview Inspections Inc.) — Sat, 02 Jun 2007 21:20:57 -0500

So you are buying a new home? No one has ever lived in the home. Paint is fresh, carpets are clean. You expect that if a home is new there is nothing to worry about, right? Wrong.

Some problems with new homes that I have seen as a home inspector are as follows: The fire blocking was missing in the attic at the chimney. The fire blocking is designed to keep the fire out of the attic should there be a fire in the chimney. Insulation is missing in the attic which hurts your energy efficiency. Circuit breaker panels are wired incorrectly.

Whether buying a new or old home, every home should be inspected.

Jerry Schmidt

sunviewinspections.com

Overhanging Trees

Jerry Schmidt (Sunview Inspections Inc.) — Mon, 30 Apr 2007 06:51:21 -0500

TIP:

Serious damage can be caused by tree limbs rubbing against a roof. The overhanging branches should be kept trimmed to prevent insect infestation and to avoid the branches rubbing against the roof in high winds. You should inspect the trees twice a year at minimum. You can best prevent oak wilt by trimming the oaks during the coldest or hottest times of the year. Bleach will sterilize pruning tools and wound paint should be used to cover the cuts immediately after trimming. A certified arborist should do major trimming if needed.

Jerry Schmidt

SunView Inspections Inc.

sunviewinspections.com

Home Inspectors and Septic Systems

Jerry Schmidt (Sunview Inspections Inc.) — Fri, 23 Mar 2007 17:52:34 -0500

Depending on state requirements, additional licensing and/or certifications may be required in order to fully inspect septic systems. While home inspectors should operate plumbing inside the house and note potential drainage issues, they may only do a superficial inspection of the area around the tanks and drainage fields and/or lines. Because of additional licensing/certification requirements many home inspectors do not uncover or open the septic tanks and do a complete inspection of the septic system. Ask your home inspector what specifically he inspects for a septic system. If you or your client is concerned about a home's septic system consider contacting a professional septic system contractor for complete evaluation if your inspector can't do a full inspection. It may be well worth the additional opinion and inspection fee!