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

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