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Missing Indoor Hose Bib Shut Off Valves

By
Home Inspector with Jay Markanich Real Estate Inspections, LLC 3380-000723

In this new construction, during the pre-drywall walk through, I was looking for the missing indoor hose bib shut off valves.

And could not find them.  Yes the basement was dark, as it was about 615am, but I have a great flashlight!

The indoor shut-off valves are typically located where the yellow arrows indicate.

The water main is below this photo, and to the right.

Usually the water service valves are all in the same location.

Sometimes the hose bib valves are elsewhere, but I could not find them anywhere.  And the County had already approved the plumbing for the house!

In order to winterize the hose bibs an indoor shut-off valve must be present for each.  So even if the builder tries to say that the County approved the installation valves here would still be needed.  It gets cold here!

My recommendation:  just because the house is new and the builder states that there are dozens of inspections does not mean that another set of objective eyes are not needed on the project.  The front hose bib was left protruded from the wall to accommodate the faux stone, but it was sticking too far out and will have to be adjusted.  The County approved that too.  But CPVC is not very strong and that installation will have a great potential to break open and leak.  It will have to be altered.  In fact, there were many things that were "approved" on this house that will  have to be altered!  And they will be.  My report, and photos, were clear.  Hire a thorough home inspector on new construction!  You will be glad you did!

 

 

Posted by

Jay Markanich Real Estate Inspections, LLC  

Based in Bristow, serving all of Northern Virginia.

Office (703) 330-6388   Cell (703) 585-7560

www.jaymarinspect.com


Comments(10)

Sandy Padula & Norm Padula, JD, GRI
HomeSmart Realty West & Florida Realty Investments - , CA
Presence, Persistence & Perseverance

Another case of cutting corners? Or, untrained plumbers and county inspectors? Either way, the buyers were smart to hire you!

Dec 09, 2016 02:45 AM
Kat Palmiotti
eXp Commercial, Referral Divison - Kalispell, MT
Helping your Montana dreams take root

Yes, it's just as important for buyers of new construction to have an inspection.

Dec 09, 2016 03:25 AM
Wayne Martin
Wayne M Martin - Chicago, IL
Real Estate Broker - Retired

Good morning Jay. Another example of the need for an independent home inspection when purchasing new construction! Enjoy your day! 

Dec 09, 2016 04:36 AM
Sheila Anderson
Referral Group Incorporated - East Brunswick, NJ
The Real Estate Whisperer Who Listens 732-715-1133

Good morning Jay. Point well made. I am keenly aware of this deficiency too.

Dec 09, 2016 05:27 AM
Fred Hernden, CMI
Superior Home Inspections - Greater Albuquerque Area - Albuquerque, NM
Albuquerque area Master Inspector

Amen... I have never done a new construction inspection and didn't find anything! Needeth I say more?

Dec 09, 2016 08:01 AM
Liz and Bill Spear
Transaction Alliance 513.520.5305 www.LizTour.com - Mason, OH
Transaction Alliance Cincinnati & Dayton suburbs

Jay, It's a shake your head moment when you see a hose bib left out THAT far and it's considered "finished".  Would they want that on their OWN home?

Dec 09, 2016 08:11 AM
Stephen Weakley
Nationwide Mortgage Services - Rockville, MD

I wonder how long that hose bib would last without being anchored to the wall?  One hard twist on or off and you end up with an indoor swimming pool in the basement!

Dec 09, 2016 08:15 AM
Chris Ann Cleland
Long and Foster Real Estate - Gainesville, VA
Associate Broker, Bristow, VA

So many opportunities to find these mistakes in new construction are missed because buyers mistakenly believe they don't need an independent home inspection.  You have proven, yet again, why they do.

Dec 09, 2016 08:45 AM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

S&N - if I had to guess, judging from what I see on site every new construction inspection, we have us a healthy case of 7-11 construction.  The builders go to 7-11 in the morning and say they need 4 or 5 of this or that, and a bunch come running to the truck saying they are indeed that very this or that very that.  The county inspector may not have even gone downstairs.  Once during a pre-drywall the county inspector showed up to "inspect" the insulation, and passed it.  That was after I showed my clients 4 different photos of 4 different areas devoid of insulation!  What can I say?

Kat - I demonstrate that to my clients 2 or 3 times a week on new construction.

Another of many, many Wayne.  It is the never-ending story!

Sheila - I expect that by now many, if not most, realtors are quite aware.

Dec 09, 2016 12:02 PM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

Fred - this house had a bunch of things to mention.  And it's a custom builder.

Bliz - they had foamed exterior penetrations on this house and I told the buyer that the hose would have to be moved indoors more.  When that happened they would have to refoam it.  We'll see if they do!

Stephen - when pulled on the mortar would crack and the CPVC could also open up.  It has to be flush and secured to the wall.

They buy the builder's line, Chris Ann.  So many inspections already!  Don't waste your money!

 

Dec 09, 2016 12:42 PM