WHY I RECOMMEND A THREE STEP NEW HOME INSPECTION TO MY HOME BUYER CLIENTS.
We found this as a re-blog by Pamela Seley and thought it is an important topic that isn't thought of often. We can share by experience of being a contractor for the last 11 years of building custom homes and spec homes that even contractors and city/county inspectors make mistakes. You can't trust that they will have your best interest in mind.
The three step inspection during the building process that Lenn Harley recommends definitely adds assurance and piece of mind that the buyer is making a sound investment. As she stated, it should be done by an inspector who has first hand knowledge in the construction industry.
Overall we thought this was a terrific blog written by someone who really seems to care about their clients. If you are ever in need of a home inspection in Southern California please contact Halliday Home Inspections. Thank you Lenn for a great post!
IT OFTEN SADDENS ME TO REALIZE THAT PROBABLY 70% OR MORE OF NEW HOME SALES OCCUR WITHOUT THE ASSISTANCE OF A BUYER'S AGENT.
FURTHER, PROBABLY 90% OR MORE ARE COMPLETED WITHOUT THE ASSISTANCE OF A HOME INSPECTOR. This one surprises me more because all one has to do is Google any builder in the United States and read about the bad experiences of that builders' product.
This post is inspired by Jay Markinich's post this a.m. about a serious design flaw in an unfinished part of the basement of a newly constructed home. This obvious flaw is unlikely to be noticed by 95% of home buyers simply because the consumer is not experienced or trained to identify such design flaws.
WHO IS RESPONSIBLE FOR THIS BUILDER DESIGN FLAW??
The builder? Absolutely. Why would they saddle this home buyer with a bath rough-in that is virtually useless??? Who in that company was responsible??
The county code inspector? Absolutely. I can't believe that the proximity of the electrical panel and the plumbing rough-in would not get their attention.
The home buyer? Of course. The home buyer was unwilling or unaware that the home inspector should be an integral part of their home buying experience from beginning to end. If the buyer wanted to save the cost of my recommended 3 step inspection (foundation, pre-dry wall and pre-settlement), they didn't succeed. The cost of cracking that slab and correcting and moving the rough-in will exceed the additional cost of a FULL new home inspection. Home buyers don't want to pay for full inspection services on new construction thinking, as they are advised by the builders sales agent, that the county inspectors will make sure everything is right. Builders often discourage or thwart early inspections (or any inspections) by making scheduling difficult.
The buyer's agent? Well, we don't even know if one existed.
All I can say is, I hope that the likelihood of this happening on my watch would only be because the buyer wouldn't listen to their agent. That happens too.
EXAMPLE BELOW is a home that is in frame and should already have had one inspection by the home buyer's inspector. The foundation should have been inspected which may have identified the faulty location of the rough in for the basement bathroom or electrical panel. The foundation inspection should be performed with the builder's superintendent AND the architectural plans so the inspector can make sure that they are correct and provide for the home buyer's wishes. The home buyer (and agent if there is one) should be present.
Courtesy, Lenn Harley, Broker, Homefinders.com, 800-711-7988.
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