Home Buying in 77030>Question Details

L.lin, Home Buyer in 28105

Would you hire an inspector when you buy a new construction? If yes, would you do the inspection at pre-drywall walkthrough, or at closing?

Asked by L.lin, 28105 Mon Jun 13, 2011

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There should be a three phase inspection of new construction. First, the foundation should be inspected. This includes pre-pour foundation, form placement, slab utilities rough-in final, vapor barrier & tendons/steel placement.
It should be inspected again before the sheet rock is put on. This part of the inspection looks at framing, fastening schedule, flashings, roofing, windows, electrical, plumbing & gas utilities, insulation verification, and a/c duct work.
Finally, the house should be inspected again when all the construction is complete.
0 votes Thank Flag Link Sun Nov 13, 2011
I always recommend an inspection on new construction. I would do 2, one before drywall and one before closing.......it's amazing what a good inspector can find!
0 votes Thank Flag Link Sun Jun 19, 2011
Working for a large local builder that's been in business in Texas since 1988 and over 40,000 homes built, we welcome any outside inspections that a buyer wishes to have. In fact, we contract with an independent third party inspection company on all of our homes to assure both our customer and the company that we have not only met the codes, but also that the components and the home we have built will perform as expected - after all, we have to stand behind it with our warranties.
However, it's important to understand that inspectors are not omnipotent and have no liability for their opinions. The most important thing is to research the builder, their standards and procedures, and their reputation in the community. Ask questions that you have along the way - you should expect prompt answers from the builder's representative.
If you do have problems in the future, neither the real estate agent or the inspector can stand behind the home - the builder does.
0 votes Thank Flag Link Wed Jun 15, 2011
L.

Buying a home is a huge investment and care should be take to protect your interests. It's my opinion that the owner should be following the construction of their home closely and documenting its progress with pictures from beginning to completion.

The builder will take the position of it not being necessary to have a professional inspection done because it's an additional expense and they will always point out that you have a full (x number) months warranty and a (x number of years) manufacturers structural warranty.

We have been involved with many new constructions that the owners have used the services of a home inspector and it goes without saying, they always find something. Many times the issues detected are major: mold in the attic, missing roof tile, incomplete wiring, etc. Some are often items that the common owner wouldn't find in a lifetime.

Simple stated, todays homes built by builders are only monitored by the developer, with the work being subed out to the various trades people. So there will be different work groups coming in for site work, carpentry, plumbing, electrical, HVAC etc. The trades often get workers that are on the job for only a day or two and they sometimes do not possess the basic skills and are being trained on the job site... Often basically unsupervised.

Today's system lends itself to mistakes being not only made, but being over looked. My recommendation is to plan on doing regular personal inspections along the way in your building process and in the end, have a professional structural inspection as well.

Good luck,

Bill
0 votes Thank Flag Link Mon Jun 13, 2011
I agree with Vickey on this, most people just assume a builder is doing right, If you can you need to inspect at least after framing and before dry wall and then again just near closing, you can use these inspections to also draw up punch lists and to ensure that proper materials and proper construction was done! You can stop and request repair, different material or structural design to be changed if the inspection shows these are not safe or are inferior.
0 votes Thank Flag Link Mon Jun 13, 2011
Without a second thought I would hire an inspector for three inspections during the building process, 1st when the foundation is poured 2nd before the sheetrock goes up and 3rd before closing. You can save yourself a lot of problems in the future by making sure everything is done right from the start.
I have seen many houses go on the re-sale market that had items show up in the inspection report that should not have been there.
Builders try to get it right but things get missed, having an extra set of eyes look at it helps everyone.

You should also have a Realtor to work with you on the buying process, most think they don't need a Realtor because they have the sales person to help them. Remember that sales person in most cases is not a Realtor they are an employee of the Builder and so they have not duty to you!! A Realtor can run comps for the area and help negotiate the price as well as upgrades. Their loyalty is to you not the builder. Most builders factor in a commission for Realtors and even encourage Realtors to bring them buyers but that money is not passed on to the buyer if they are not represented. You have nothing to loose and everything to gain by being represented.
0 votes Thank Flag Link Mon Jun 13, 2011
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