The New Shine Hides the Crime

I always recommend an inspection of a new home.  A home is a complex thing with lots of parts put together by lots of people, this makes lots of problems.  Better to get them taken care of up front while the builder wants to sell and there is a warranty.  I recommend a reinspect at 11 months too.

I sold out a new construction site many years ago.  It was a great experience to watch custom homes being built and I learned a lot.  It was also interesting how one of these expensive homes kept having a plumbing problem and how the plumber had to keep coming back to finally fix it correctly. 

There was a small leak and thank goodness it was caught - and I still don't know why it kept happening.  It really opened my eyes about newly constructed homes not always being pefect.  Makes you think about problems that weren't caught.

I encourage all new home buyers to have their home inspected at least pre-drywall.   I closed on a new home 3 weeks ago that had a home inspection and about 25 deficiencies, some serious and structural.

To their credit, the builder address and remedied all of the deficiencies identified by our very capable home inspector.

IMO, my buyer's home is now the soundest one in the community. 

Wonderful reminder.  We have all seen new home construction that has passed the town inspection, but had serious defects nonetheless.  I always advise my clients to have a home inspection with new construction homes.  Its much easier to catch potential problems early on and have them dealt with prior to closing then going to a builder a year later and asking them to fix it.  Once the builder has been paid, lets face it, there is less of an incentive to address problems. 

Mr James,

Your intellect is taking me higher and higher.

Nutsy

Perfect timing for reading your blog! Over the years my inspector has found items that the Buyer did not find or may not have been able to find on their own on a new build.  My inspector likes to do a three part inspection: slab, frame and final walkthrough.  I just called my Buyer that is closing this week to schedule the inspection before the final walkthrough on her new home.  Thanks for the reminder!

James, I think you're being too generous only stating a final inspection is needed. Owning a handyman business, I've seen horrible problems including my own "new" condo. We've had to add sona tubes to sagging decks/stairs, insulate walls where someone forgot the insulation, missing joist hangers and the list goes on.

I had my own guys do my own walkthrough and don't think an inspector would have found problems I've had to resolve. Dryer vent not vented outside(cap is there but you have to open it?), many windows/doors flashed but not all of them but who would inspect them all.

I agree with Mike that you want to do regular inspections while the home is being built. It will insure the GC is inspecting their subs, and you're there (your inspector) to make sure everything living up to their responsibilities.

As a Certified New Home Specialist, I agree with you whole-heartedly!  It's always my suggestion that the buyer have the home inspected, just like they would on a pre-owned home. 

Sub-contractors make many mistakes, or forget items, and it's always to have a second set of eyes to make sure everything is constructed to code.

A great well written article.  I'm incorporating some of your ideas into my buying new construction presentation.

Jim Great post on why a home inspection is needed at all times. A local inspector I use on all my older homes (only one I know actually aware of how 1950 -  1980 homes were built) told me he had failed three $800,000 + new construction house d/t electrical, plumbing & grading issues. The builder wasn't too happy & tried to sell my buyers on repairs after closing. The inspector strongly recommended against & they followed his advice (turn out builder was having financial problems & was cutting corners). A great show to watch about the need for inspections is on HGTV called Holmes On Homes: prior to helping homeowners with contractor problems he inspects the home & some of the things he has uncovered is truly amazing & frightening. He makes a diffident case for inspections whether remodeling or buying.

Man, if those were the worst things you found, this was a pretty good new construction house.

Mr James,

We should brake bread together when you are out here.

Nutsy

Mr James,

I am awaiting contact. I had been under the impression that I would be the foreman on this big job, yet the phone has not ringed yet.

Nutsy

I am checking back in. I have been awaiting the barbecue and my phone has still not ringed.

Nutsy

Mr Qunitarillo,

I believe you are playing mind games with me, trying to make me think I am crazy.

Nutsy