If you're in the process of closing then you missed the ones that should have been completed already - but yes, get an inspector out there. Tract builders cannot keep complete control over quality and local code inspectors are expected to enforce things but....We saw all kinds of issues during the boom and when you consider how many moving parts there are in a new home, things will be missed.
It all boils down to the guy doing his particular part of the process - extra eyes are never bad. Once you close, the sins of the house are all yours - get them addressed before hand.
In another new construction house that a client bought, a finishing nail had been driven through a pvc pipe. It was discovered when the toilets backed up, during the inspection due to a rag being caught on the nail in the pipe about 20 feet down. The house flooded and floors needed to be redone. Yes, a home is under warranty, but do you want to deal with those issues?
A home warranty won't cover your possessions being damaged or refinishing hardwoods and replacing sheetrock. Your agent should be advising you that a home inspection is really important, no matter what kind of home you're buying. Well, unless you're tearing it down, I guess it wouldn't matter then. But, that requires a different kind of due diligence. Look carefully at what the 10 year warranty covers. More than likely it's structural and doesn't cover everyday issues.
Jen and Mark Bowman
Keller Williams on the Water
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Not all builders are created equally. Even then, it's their subs that may cut corners.
Sally Wildasinn, Realtor
Fickling & Company, Warner Robins, GA
Best of luck to you,
Don not skip an inspection, this is the only opportunity you will have to have someone who is working for you and not the builder to inspect things and confirm that everything was done properly. Building inspections done by the county are not looking for quality of workmanship they are simply inspecting to confirm that building codes were met and nothing else. I've attached a link below that offers some great insight into Home Inspections.
Congratulations on your new home, I hope you enjoy it for years to come.
The fact that we always recommend our buyers of new construction have an inspection have saved buyers time and time again. Some of the things that have been identified include: missing roof tile, black mold in the attic, electric breaker panel issues, closed vents, etc.
The fact of the matter is builders don't like having their product inspected by outside experts. There is obviously a reason why......
Always have an expert verify what you are buying, whether the property is 100 years old or brand new - it's money well spent. This is especially true when you consider the ratios of costs - the costs of building inspections are in the hundreds of dollars to evaluate something that costs hundreds of thousands.
Aside from providing valuable information, an inspection can prevent unplanned financial losses that can easily run thousands and sometimes tens of thousands to deal with problems that no buyer ever expects to be part of their home purchase.
As Bruce said, a home warranty does not help if you have a defective product - contractors who cut the wrong corners, don't know what they are doing, combined with poor or missing oversight from a qualified site super can all lead to big problems. I have inspected new homes with brick veneer falling off due to makeshift footings, inadequate footings, and even shallow or missing brick ledges.
I once performed consulting work for home warranty companies to check on various builders workmanship and to verify what county inspection departments were doing - most people would be shocked at how few county inspections are done, what a home warranty will not cover, and what can pass as acceptable construction under home builder and third party warranties.
No Tim, inspections and new construction monitoring are not a waste of money - the local municipal Building Department Inspectors are no guarantee you are getting a properly built home at all. I have seen horrendous structural mistakes made in homes that already had a CO in various metro Atlanta counties - and many times it took licensed engineers to devise corrections and more follow up inspections to make sure the work was properly executed.
Most builders will try to do the right thing, unless the defect is discovered or surfaces more than 2-3 years after closing. I have sat as an expert witness in hearings against some egregious defects where the builder was fighting the homeowner on one and two year old homes rather than agree to do the repairs.
Betty, I have no idea what type inspection you are referring to - partial inspection, verbal inspection? If an inspection is not thorough and not in writing, it is not worth having - and it is also illegal in GA. There are laws that state the minimum items a person holding themselves out as an inspector must evaluate and that the inspection must be written.
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