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New Construction : Do You Need A Home Inspection? Representation?

Managing Real Estate Broker with Jon Gosche Real Estate, LLC - BoiseMeridianRealEstate.com Designated Broker DB29503

April 01, 2017 09:27 AM

New Construction Homes are big business here in the Treasure Valley. If you can't find what you like in the existing home inventory there are other options. There are many (currently 534 as of 4/1/17) homes under construction or already built "spec" homes by various builders in Ada County. There are also 275 vacant subdivision lots being advertised by builders for "to be built" homes as well as many vacant lots available to purchase and build a custom home on. There are many options in Canyon County as well.

Check out all Ada & Canyon new construction homes here

We here at Jon Gosche Real Estate have sold many, many new construction spec and custom built homes over the years. Some buyers think that you just need to go directly to the builder, but we are here to tell you it is important that you have your own representation and we've got you covered! Building a home can be both fun & frustrating. There are many moving parts and going it alone is difficult. As your buyer's agent in a new construction we represent your best interest and are your advocate throughout the process.

We have many stories to tell, but one notable one is a new construction home that we recommended our buyer get a home inspection on. (We always recommend home inspections, even on new construction. Many builders claim you don't need to get one since there is a warranty and they are newly built - what could be wrong, right?) This particular home it was found that the builder didn't plumb the cold water pipes. You read that correctly! A week or so before closing the builder had to tear into all of the sheet rock and pipe in what had been missed. Can you imagine moving into your new home and realizing there was no cold water? Seems like an unreal story, how could something like that be missed, right? Well, it happens. And we are right by your side to help when hiccups like this occur. We'd love to help.

If you are in the market for a home for a new home give my team a call.

John Boles / 208.830.6185 / johnboles@boiserealtystore.com

James Gannon / 208.570.4048 / james@boiserealtystore.com

We service all of Ada and Canyon County

and portions of Gem, Owyhee & East Boise Counties.

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Kasey & John Boles

Jon Gosche Real Estate, LLC - BoiseMeridianRealEstate.com - Boise, ID

Boise & Meridian, ID Ada/Canyon/Gem/Boise Counties

Joe Pryor that is a great example of why a home inspection is essential. You are correct, humans do build homes.

Apr 14, 2017 08:53 AM

David Baker Laveen Realtor & South Phoenix Realtor on many occasions I have sat in with buyers and the seller rep and heard them say, "you don't need a home inspection, their is a builder warranty included with the new home." I'm certain on the majority of sales that are in house with no buyer's agent that no third party inspection is done.

Apr 14, 2017 08:55 AM

Mike McCann - Nebraska Farm Land Broker absolutely. Designers can help with colors & interior finishes too and making sure that the house doesn't look crazy. Sometimes buyers can't visualize the completed product, and they don't do this every day, so someone who does is essential.

Apr 14, 2017 08:57 AM

Mike McCann - Nebraska...

Kearney, NE

James (Jim) Lawson, DBA your answers are spot on.

Apr 14, 2017 08:58 AM

John Wiley I am not a fan of builder contracts. There are some builders that will accept our state contracts even if they have their own. I prefer to write the contract as opposed to having the builder rep write it with their forms. Plus, I am not an attorney and am not as well versed in their forms. They definitely favor the builder. As for inspection recommendations, it's good to have stories to tell to go along with the recommendation.

Apr 14, 2017 09:07 AM

John Wiley

Fort Myers, FL

Thanks for your comment @manpreet.

Apr 14, 2017 09:08 AM

Lottie Kendall there is so much construction and development going on everywhere around here - commercial, residential single family homes, apartment complexes. It definitely is growing like crazy!

Apr 14, 2017 12:04 PM

Jim Paulson 63 is a lot of different builders! We have worked with many as well, although I'd have to go back to check how many. We have seen builders come and go and come with the boom and bust and boom (much like real estate agents I suppose). You have some great examples of why inspections on new construction are important! I've been meaning to email you about your e-pro course - I'll do that later today. -Kasey

Apr 14, 2017 12:08 PM

Jim Paulson

Boise, ID

Jim Paulson

Would be glad to answer any questions about the NAR ePRO class I will be teaching for the Boise Regional Realtors in May. Here is a link to NAR's ePRO overview: http://www.epronar.com/e-pro-courses/find-live-course

Apr 23, 2017 10:27 AM

Nick & Trudy Vandekar you are absolutely correct that it is a minor cost for a major investment. Reading through the comments there are some great examples of reasons why inspections are essential. That piping issue was a first for us and usually the issues aren't that huge, but still they are important to be addressed upfront.

Apr 14, 2017 12:10 PM

John Oman agreed!

Sharon Miller

RE/MAX Platinum - Crane Hill, AL

Kasey & John,

A significant number of buyers will always elect to do things on the cheap. It's an ingrained personal characteristic for these type people. I market waterfront property exclusively. With that said, I continuously run into buyers and sellers who frown at the prospect of having to hire a surveyor to verify property boundaries, easements and flood plain elevations. I just completed the listing of a property where the seller didn't even know which lot belonged to him. He assumed the paperwork was accurate, when in actuality, the realtor he was working with, sold him the "wrong lot". When asked if he had a survey done before closing, after a moment of silence, he responded, "I didn't think it was necessary". Two-hundred thousand dollars later and he has a lot which at best will sell on today's market for less than half of what he paid. So much for saving a few hundred dollars!

Apr 17, 2017 07:01 AM

Wow Sharon Miller! I've heard stories of people buying the wrong house or the wrong lot, but never met a situation like that in person. That is incredible. Seriously, these things are important and that is a story you will have to explain to buyers and sellers for years to come.

Apr 29, 2017 10:17 PM

Nathan Gesner

American West Realty and Management - Cody, WY

Broker / Property Manager

When buying new construction, buyer should have representation from a qualified REALTOR like Kasey & John Boles !

May 04, 2017 05:39 AM

Thanks for your support Nathan Gesner! -Kasey

May 04, 2017 07:39 AM

Sheri Sperry - MCNE®

Coldwell Banker Realty - Sedona, AZ

(928) 274-7355 ~ YOUR Solutions REALTOR®

Hi Kasey & John Boles - Congrats on the Feature! I bought a lot of new houses in my day and never thought of representation until I became a REALTOR® and a home inspection is part of the due diligence that should be done. You are the right choice for Boise ID clients.

May 04, 2017 08:29 AM

Thank you Sheri Sperry - MCNE®! Often people don't think they need representation because the builder reps are so nice, and almost seem like they are representing the buyers when they write up the contracts. But they aren't! They are representing the builders! We have gone to bat for our clients on new builds for A LOT of different reasons, many, many times. Thanks for commenting! -Kasey

May 04, 2017 08:47 AM

Jeff Dowler, CRS

eXp Realty of California, Inc. - Carlsbad, CA

The Southern California Relocation Dude

Hi Kasey and John

I had forgotten I already read this when it was first posted, so I came back again after Praful Thakkar reblogged it. It's such an important issue and your example illustrates why so clearly. Buyers just don't understand how new construction, and builder reps, work!

Jeff

May 04, 2017 09:12 AM

Dave Halpern

Keller Williams Realty Louisville East (502) 664-7827 - Louisville, KY

Louisville Short Sale Expert

Make sure to know what systems are EXCLUDED from the inspector's scope of work. If the home inspector notes in the small print that he/she doesn't inspect pools, then we may erroneously think that since no pool problems were noted there is no need to ask for repair. Not a good day if after closing the buyers find a major problem with the pool.

Jun 19, 2017 12:55 PM

Kasey & John Boles

Boise, ID

Good Point Dave Halpern. The inspection period allows for all inspections or professional servicing, due diligence, and sometimes that means hiring more than one inspector or professional. -Kasey

Jun 19, 2017 01:30 PM

Hey Jeff Dowler somehow I missed your second comment on here - I'm a bit late in responding but thanks you for reading and commenting on it again! Have a great Monday! -Kasey

Jun 19, 2017 01:31 PM

New Construction : Do You Need A Home Inspection? Representation?

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