I totally agree with everyone here. Many defects can be found prior to sheetrock. You'd be surprised how many homes are not built to design specs. I thought I saw it all until last week when a builder used a chainsaw to cut through engineered roof trusses to make additional storage above a garage.

I always try to make buyers of "new" homes more aware of Infrared thermal inspections. This technology is used to detect slight temperature changes/differences. This technology is most useful with new construction, in the manner of missing insulation. Now with many homes have vaulted and cathedral ceilings, most inspectors can't see or verify that insulation was installed prior to sheetrock, with infrared you can. It's also useful for finding roof leaks, plumbing and HVAC leaks.

I encourage anyone to learn a little more about infrared imaging during inspections. It's literally a real eye opener.

Tue May 27 2008, 18:16

Yes on both counts.
I agree with Lee, that you'd get one before the drywall, before the final walkthru and right before the warranty expires if any is offerred.

Most track builders seem annoyed by the suggestion and even make it difficult to do such inspection. Bowen Family Homes, Centex and Pulte actually encouraged inspection for my clients which I think is agree.

Like one other poster said, a good builder should welcome the inspection and be happy that the inspector found something so they can build the best possible home.

Good question!

Tue May 27 2008, 14:33

Yes!! Get all homes inspected

Tue May 27 2008, 08:45

Absolutely. Definitely. And without questions. Once the wallboard is up, it become very costly to make modifications. In fact I also suggest that you get your buyers clients to take pictures of every single "wall" so that they know what's behing the wallboard in case they want to modify something later on.

Wed May 14 2008, 19:16

yes, yes, and yes. I encourage a foundation and pre drywall inspection. This is most important! Who cares if they get annoyed.. I use Steve Goolsby of Top to Bottom for these inspections and he interfaces with the builders well in case they dispute any of his findings.

Mon May 12 2008, 18:36

Having worked with many builders, I can tell you that a good solid builder won't mind having an inspection as long as the inspector knows his bussiness and the current county building codes. They do not like to have to educate inspectors when an inspector sees a problem but the county building codes say otherwise. There used to be a certification called "Cabo", it is a different one now but similar in knowledge and education required from inspectors. Normally builders do attend to anything that might come up during an inspection to let the buyers feel safe as long as it is code enforced.
Hope that helps you advice your clients. Good luck Pauline Moore

Mon May 12 2008, 18:14

Yes.

I also encourage a timely inspection prior to the end of the labor warranty period.

Mon May 12 2008, 03:26

Most people do not have this performed however it is never a bad idea to inspect before drywall is put up. If you need a list of inspectors please let us know and we will be happy to email you a list of inspectors we have used many times. Some inspectors are better in certain areas (ex;some seem to be better with roof leaks, some with electrical items, etc)
You can also look on our website for preferred contractors/vendors. Let us know if you need any help.
Thank you,
Steven & Tascha Katz
Associate Brokers
RE/MAX Greater Atlanta
1585 Holcomb Bridge Rd
Roswell, GA 30076
770-856-4900

Sat May 10 2008, 14:13

My advice is to have three inspections on new construction. Have the foundation inspected before framing and have the building inspected before drywall, then have a final before possession.

Sat May 10 2008, 13:36

ABSOLUTELY! Once the drywall is installed, all kinds of potential structural defects, plumbing and electrical problems as well as missing insulation are hidden.

Some builders do not like independent inspectors at all. Some because they don't like their shoddy work discovered. Others because of bad experiences they have had in the past with unqualified inspectors. Yet other builders with a desire to build a good home welcome the inspections.

Some states do not have ANY requirements to be a home inspector. In those states, you may just have to hang up a sign and say "I am one!” Independent certification companies have gone a long way to resolve these issues. Yet, not all certified inspectors know what to look for on pre-drywall inspections. Check around, obtain referrals and get references.

Getting the builder to correct the discovered problems can be a real issue as well. So follow up is always required. Inspectors may discover problems builders will not fix. At least then, buyers are aware of the problems and can decide for themselves their next course of action.

Your home purchase is an expensive transaction and a home inspection is like a one time cost “insurance” policy. You would be amazed at the problems pre-drywall inspections turn up!

Jim

Sat May 10 2008, 13:09

Thanks for the responses. I encourage my buyer-clients to get not only a pre-drywall inspection, but a final inspection too. I have found that there is sometimes friction between the inspectors and the superintendents/builders; they tend to take it as a personal attack on their workmanship. While this is sometimes justified, it really should not be construed in such a way.

In other cases, some builders tend to be altogether dismissive of an inspector’s findings; this is where a good buyer’s agent has to step up to the plate and go to bat for the buyer. If a violation can be backed up with a code-reference, then it should be taken care of without all the drama.

Sat May 10 2008, 12:49

Annoyed or not the builder must allow this practice. If they stand behind there product than they should have no issues with it. I have found that you can minimize the friction by setting the correct expectations to your client ahead of time. Not all items will be corrected because the local code may differ from the general building codes. Let them know that they should expect a correction of the issue found by either the inspector, or a valid explanation as to the why it would not be done. Also, check wit the builder / superintendent as to the best time to do the inspection so that they may schedule their contractors accordingly. They do tend to get annoyed when the inspection is done too early and the contractors have not had the chance to finish. This also can leave a bad imprecision on your buyer. It is s better for the inspector to find nothing or just a few things. An inspection is totally a tool to give your buyer peace of mind. Be sure to let the builder know that you plan to have an inspection so that they do not move forward with the drywall phase inadvertently.

LR

Sat May 10 2008, 12:34

Yes I do, and I ask that the inspector come back at the final walk through to find items that the builder might have missed. Most reputable builders do not object to this, although they sometimes resist on the grounds that their insurance cover does not allow "foreign" inspectors in at certain times.

Ed Francell
Prudential Georgia Realty

Sat May 10 2008, 12:28