Here’s a question buyer’s ask a lot: “Do I need a home inspection if I’m buying new construction?”
The short answer is, it depends. If you a purchasing a home from a reputable builder that offers a long term warranty, has a pre-closing inspection process, has a warranty service department with a defined program and has allowed you access to the home during construction, I would say not. However if the answers are no or the house was in inventory and has been “standing for a while”, I would probably hire an inspector.
I can’t say that builders welcome inspectors with open arms, since in their mind it questions their reputation, quality and integrity. However they have learned to accept the practice and in most cases have a policy and procedure in place to accommodate the inspection process. Some builders have their policy in writing and as a part of their contract. If there is no written policy be sure to discuss and include an addendum if you intend to hire an inspector.
Courtesy should always come first in the process prior to any inspector setting foot on the property. Remember the home is still owned by the builder until settlement. Most reputable inspectors will understand the process and will be sure to check in with the builder prior to performing any inspections. Most builders will want to accompany the inspector so that if any issues or questions arise, the builder can respond immediately. It also gives you the opportunity to hear any discussions that take place between the inspector and the builder.
Don’t be surprised if the inspector and builder “spar” on some issues. Even though there are strict building codes builders must adhere to and numerous inspections during the construction process that have to be passed, there are still areas that are subject to interpretation. Most times these are suggestions by the inspector of how it could have been done differently but not necessarily something that is wrong or that could be a future problem.
In closing let me say that common sense should prevail when it comes to home inspections. Follow your instincts…if you think something is wrong, the builder is hiding something from you or constantly dismisses you concerns as trivial, then I would probably hire that inspector. If you are dealing with a reputable builder that has been attentive to your concerns during the construction process, an inspector may be an additional expense you can avoid.
Mike, I can appreciate your comments about home inspections but I must strongly disagree that a buyer should ever consider bypassing a home inspection. Of course we are on opposite ends of the spectrum here since I am a home inspector and your customers are builders via Allen Tates builder services division. I have inspected many new homes in the last five years and have found less than three that did not need an inspection. Many even had life safety issues and structural issues. The code inspection process is not strict overall. The builders do not actually build the homes, their subcontractors do and they work very fast due to pressure to submit low bids for the work. I find just as many issues with the high end homes as the tract built ones, sometimes even more due to custom one of a kind designs and more square footage. The warranties typically only cover one year and the longer structural warranty only covers major issues which leaves out most everything. Buyers should also get an 11 month inspection since that is their last and final chance to have things repaired at no cost to them. Buyers should look for an inspector who includes workmanship items and one who uses an infrared camera on the inspection to protect their investment.
June 28th, 2010 at 5:30 pm
I always recommend a home inspection to my new construction clients. Over the years, I have found that there are usually items requiring attention just as in resale homes. If nothing is found, which is not the norm, the buyers have peace of mind that the home is in tip-top shape. Buyers of new basement homes, especially, should have a radon inspection prior to closing.
June 29th, 2010 at 9:02 am
Mike, Another reason an inspection is a good idea, is at resale. At time of inspection on a resale,we often are confronted with repairs, that would have been a builders responsibility, if requested within the builders warranty time frame. Since they were not, it now becomes the homeowners responsibility. The inspection, although, not perfect, can prevent expenses later. Therefore; are always a good investment.
July 16th, 2010 at 11:47 am