The Builder's Third Party Inspectors for New Construction
Last week I did a New Construction Home Inspection for a home located in the Austin area. As I was entering the home I met the builder's "third party" inspector as he was leaving. We said hello to each other and as he was getting into his truck I asked if everything checked out OK. His reply to me was, "You won't find any problems with this one". Folks, those were his exact words.
While inspecting the systems in the attic I came across this:
That, my friends is an almost full overflow pan for the water heater.
My client was told that the only day I would be allowed to inspect the home was the day of the closing at 11:00 AM. I was given 3 hours to inspect the home, complete and then deliver the report before they were scheduled to close at 1:00 PM.
That's not much time for any inspector to thoroughly and properly inspect a 2,700 square foot home. Most builder's third party inspector's can knock one out in about 20 minutes. I come across them quite often in my work and they usually spend (for what I can see) just a few minutes going over a checklist that the builder gives them.
That's fine for the builder but in my experience it does not always work out so well for the home buyer. Anyone that the builder hires is actually working for the builder, not the buyer. But, the builder's "third party", independent inspector is often touted to the buyer as a final inspection on the home. It is, I guess, but for the builder, not the buyer.
I would encourage anyone that is in the process of buying a new home in the Austin area hire their own inspector for that final inspection. I am sure that any inspector they hire will do a more thorough inspection for them than the person the builder hires.
The leak in this water heater was active and had been active for some time. Something in the overflow pan had clogged the drain pipe. Debris (like insulation, nails, screws, washers, etc...) is often the cause of clogged overflow piping for Water Heater and HVAC system overflow/catch pans in attics.
As a New Home Buyer you have the right to have the home inspected by a person of your choosing. Please seriously consider the option of doing just that if you are currently in the process or expect to be in the process of buying a new home.
Thank you for stopping by and have a great day.
Andy Chaudoir - Professional Inspection Services
"Your Home Inspection Connection in Central Texas"
512-632-3232 - www.centexinspections.com