World Wide Realty
Most new construction buyers only do the last one or don't do one at all assuming the builder "checks everything". Most upset buyers after closing are due to construction errors and most of these errors could have been easily fixed during construction.
Worst, when you go to sell the home down the road, the new buyer might ask you to fix something the builder should have taken care of at the start. It does cost some money, but you are making a big investment and this is an easy thing for a buyer to do prior to closing on a new home.
The Realtor can provide you a list of inspectors, but you have to pick one. The inspectors typically look for payment from you at the time of the inspection. The report they generate will likely be given to you within 48hrs. You would likely share the report with the builder if there are issues. A very good idea to attend these inspections so the inspector can explain what he will be putting in his report.
The benefit of this agreement is that builders and contractors are less likely to take short cuts with your inspector frequently popping up. It costs you more upfront but ensures you are getting what youre paying and can save you money in the long term.
Make sure you have "your own" inspector do a thorough inspection. While it will cost you more money they always find items that are not addressed by the builder's inspection or walk through that you will also do at the very end of the process.
It's best to have your own inspection done as soon in the process as possible after construction is complete so you can give the requested items to be repaired or corrected to the builder. This way they can be address when you do your final walk through with the builder and you can confirm the work has been completed to your satisfaction.
Hope this helps.
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I like phase inspections on new builds.
I don't think I have ever seen an inspection on a new home phase that did not have a significant issue that needed to be addressed.
It just depends on your comfort level and what you can live with and what you can't live without and what your attention to detail is.
Obviously lots of homes get built without inspections or oversight.
I also see coke cans and leftover lunch trash seal up behind sheetrock. Then you wonder why you have an insect problem after you move in.
Some people might just treat the insects and not care about addressing the issue at the source.
If you're paying for a 3800sqft home, do you want to know the size and solutions before the concrete is poured for the slab based on how the sizes measures up by the forms, or a week before you close?
Only you can answer that question.
And, I agree on getting a three-stage inspection (foundation pour, framing inspection - before drywall is installed, and a final inspection after the property has been signed-off by the city inspectors). Some inspectors will even do a pre-pour inspection. Waiting until the end for your only inspection won't tell you what is behind the walls or beneath the flooring.
And, Rene is correct - most inspectors will also do another warranty inspection before your warranty is up to help you identify any issues that may have arisen since you move into the house. Sometimes those issues are things that should be take care of by the builder/builder's warranty.
I would only inspect when home is complete
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