On new construction everything needs to be looked at.

Even after the house has "passed" all the County inspections and is ready to be turned over to the buyer.

This is the water main servicing this house.

Above it is the pressure-reduction valve and the two pipes that will service the outdoor hose bibs.

Anything missing?

In the winter it is important to turn off the water supplying the outdoor hose bibs.

Those shut-off valves are indoors.

Turning them off inside, opening the hose bibs outside, and loosening the air-bleeder valve, will eliminate the water in the pipes.

That way the plumbing can freeze, but without water pressure it will not expand and break, leaking when the thaw comes.

In new construction, typically, these shut-off valves are near the water main.  They can be elsewhere too, but typically you would see them on the tubing above that supporting 2x4.

Searching elsewhere they were not found.

Many home buyers, especially first-time home buyers, do not know about winterizing pipes and would not think to look for these valves.

As I said, on new construction everything needs to be inspected.

And investigate it all carefully, even if the building supervisor has been looking at things for many weeks and the County has signed off on the system!

My recommendation:  an independent home inspection, another set of eyes, is essential on new construction!  And look everywhere!  You never know what might be missing!

 

 

Jay Markanich Real Estate Inspections, LLC  

Based in Bristow, serving all of Northern Virginia

www.jaymarinspect.com


 
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43 Comments on Anything Missing?

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SEP
10
227,617 Points Outside Blog Attended Rain Camp Called Shot Master

Jay -- you mean you don't think the buyers want to be without running water for several months?  And now someone will have to drain the system to put in the shut offs that should have been put there originally.
11:19am • #24
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Hi Jay,  Great advice.  Inspections for new construction are just as important as for older homes !
11:43am • #25
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I agree Edward, and do a lot of them!

Clint - I don't think it's a round house!  I have a pretty mean round house in karate!  A couple of valves is all it needs.

Yes it is Rich.  Every year, almost, we have those snaps with the 0 - 5 degree range!

Mike - these typically would be right above!  Easy to do, but not done!
3:09pm • #26
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Mike - it might just be that the "employee" hired to do the work was picked up at 7-11 that day.

Harry - it is what it is.  And inspections are essential.

Randy - I think they are essential, having learned so much over the years.  Around here we winterize in November or so.  You all much earlier than that.

Not on new construction Frost Free Shadow.  I see them on retro-fits, but have also seen them fail.

 
3:12pm • #27
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Richie - they were going to get to it after lunch that day, but got transferred to another house!

Yeah, that's it...

They do Donald.  I have seen the bumper stickers.

Mary Ann - I find so much stuff you would think the builders would be grateful!

Charlie - when do you all winterize - August?    ;>)
3:13pm • #28
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Kevin - often I am the LAST look!  And an important one, I think.

Steven - plenty of time to come back to it later, but no time to do it right the first time.

I think so too Bill.  I have learned a lot doing them, especially about their necessity.
3:15pm • #29
916,964 Points 178 Featured Posts Outside Blog Attended Rain Camp Called Shot Master

Jay, we winterize around Christmas and dewinterize around New Years :)

Seriously though, I don't think I have ever seen an interior shut off additional to a frost free type faucet.  I certainly never installed any in Syracuse NY where it gets to 30 below at times.  Of course leaving hoses on is a problem anywhere :)
3:47pm • #30
293,065 Points 66 Featured Posts Outside Blog Called Shot Master

Jay, I never see interior shut-offs for hose bibbs here. We use frost free bibbs. So as long as you remove the hose you should be good to go ;)
3:52pm • #31
293,065 Points 66 Featured Posts Outside Blog Called Shot Master

Ooops I see Mr B said the same thing we must be posting about the same time.
3:52pm • #32
916,964 Points 178 Featured Posts Outside Blog Attended Rain Camp Called Shot Master

Don you big copy cat :)
3:57pm • #33
975,160 Points 350 Featured Posts Attended Rain Camp Called Shot Master

I see stiff, frozen hoses, full of water, wrapped around azaleas all the time Charlie.

Too cold here for that.  Those frost frees are retrofits here Don.  Thinking alike, and in the same state.  Something is following something here...
3:57pm • #34
975,160 Points 350 Featured Posts Attended Rain Camp Called Shot Master

He cayn't hep it!  He wuz bourn wid a seelver pauw een his maut!

(That's perfect southern Virginian English - iff'n you can call it English)
4:09pm • #35
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New construction inspections are just as important as those for resale homes.  There are thousands of items that go into a house and a trained set of eyes can pick up an important missed item that buyers and contractors can overlook. 
5:46pm • #36
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Hi Jay, Excellent advise. IMHO, If I were a legislator, I would think that beside the builder, the county or city inspectors that so carelessly pass on new constructions, these inspectors should be held at least partially liable for any damage and repairs. I think they might in the future be a bit tougher in insuring that things are built to code and they would be held responsible to see that is. Otherwise why are they needed and on the city or county payroll. 
6:46pm • #37
842,602 Points 85 Featured Posts Outside Blog Attended Rain Camp Called Shot Master

All inspections are critical....but....I will say that you do need them even for....new construction.  Good advice!!!
7:24pm • #38
SEP
11
975,160 Points 350 Featured Posts Attended Rain Camp Called Shot Master

And I do it all the time Athina.  Thanks!

William - that was the subject of the first builder's code!  This is the first paragraph from a blog on my website:

"Building codes have been around for a long time. Sometime in the 1700’s BC, in Babylonia, Hammurabi’s Code stipulated that a builder be slain if he built a house that fell on and killed somebody. During the Dark Ages, London planners tried to reduce fires by stipulating a fire stop between row houses. And in 1791, Mr. Washington put forth legislation for the first United States building code."

http://www.jaymarinspect.com/home-inspector-codes-one-of-four.html

Larry - it is amazing sometimes what I come up with on new construction inspections!

 
3:40am • #39
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I'm with the Washington boys, with a correctly installed frost free spigot, there should be no need for a shut off. I also agree about the hoses, I had a frozen, cracked frost free spigot earlier this year from a hose left on the spigot. 
6:22am • #40
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Leaving the hose attached is a common problem Jim.  And NOT inclining the tube so water drains out...
6:24am • #41
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Hmmmm.  I live in a more temperate climate, so this is not really an issue I have to contend with.  But, as always Jay, I find your posts very informative.  I learned something new all the time, and this will be handy to know when I eventually get my mountain cabin.
8:03am • #42
975,160 Points 350 Featured Posts Attended Rain Camp Called Shot Master

Get it Gary!  How fun!  And when you do I will personally come and show you how to winterize your hose bibs, and maybe stay a couple of days!
9:09am • #43

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Jay Markanich - N. Virginia Home Inspector

Bristow, VA

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Jay Markanich Real Estate Inspections, LLC

Address: 12315 Sherborne Street, Bristow, VA, 20136

Office Phone: (703) 330-6388

Cell Phone: (703) 585-7560

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An experienced home inspector's look at current home inspection events and conditions along with his useful recommendations.


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