I’m currently involved in a transaction where my client-buyer is purchasing a new construction home. In talking to the builder/seller’s agent, she mentioned that there was no need for a home inspection since this was a new home and the home had a one year warranty to cover any defects. Plus, according to the agent, this builder does a “Homeowner Orientation” prior to closing and walks through the home with the new buyer to find any defects. I’m sure that this agent is telling all of the buyers who aren’t being represented by a Realtor the same advice. What a disservice to the buyer. Here’s why.
Nothing - including a “Homeowner Orientation” - replaces a thorough inspection by a qualified home inspector. Even new homes can have problems - plumbing that isn’t connected, insulation that isn’t installed or is installed upside down, construction debris in the crawlspace, or incorrect slope in the landscape which results in water seeping into the crawlspace and eventually could lead to the growth of mold.
Plus, I don’t know too many buyers who are interested in getting into the attic area or the crawlspace under the floor to crawl around looking for problem. And I mean crawl - sometimes on their belly. An inspector will crawl the entire space checking for all kinds of problems from plumbing leaks to floor joist that have been cut to HVAC problems.
And if the buyer is willing to check out these areas, do they know what to look for? Will they know a problem when they see it? Most will not.
So, if you’ve been given that advice, don’t take it. Get a home inspection and if you find some problems, ask the builder to correct them prior to closing. And if you’ve already closed on your new home and your home is still under warranty, get a home inspection prior to the end of your warranty period. If you find any problems, contact the builder and have the problems remedied before your warranty ends. And what if your warranty has already lapsed? I’d recommend that you get a home inspection to make sure no problems exist. The cost of the inspection will be money well spent for the peace of mind you get knowing that your investment is safe.
4 responses so far ↓
Neil Robinson || Sep 30, 2007 at 1:14 pm
Karen:
Right you are, the money spent for a home inspection is a fraction of the cost of the new home, and can really give you piece of mind going into the real estate transaction. As a home inspector, I have personally seen new homes with no attic insulation, incomplete plumbing vent pipes, disconnected dryer ducts and roof supports cut too short. All of these can be remedied, but they need to be identified.
Neil Robinson
Certified Home Inspector
Pillar To Post Professional Home Inspection
Butch Lloyd || Sep 30, 2007 at 2:27 pm
Karen,
You are right in recommending new construction inspections prior to closing and also before the one year warranty expires. I have found defects in crawlspaces, attics, exterior, interior and plumbing that cost verry little for the builder to repair. After the warranty expires and in many cases a few years later these same issues can cost the home owner several thousands of dollars when they sell.
More than once I have inspected a 5 year old home that wasn’t inspected as new only to find several costly issues that should have been found and repaired by the builder.
Butch Lloyd
All Points Home Inspection LLC
Cindy || Oct 2, 2007 at 5:09 pm
It’s good to see some in the real estate industry do recommend buyers of new homes get an inspection. What would be ideal is inspections during construction, though of course that’s not possible if the house wasn’t found before it was substantially done, a spec house, or a resale. Home buyers should be able to take an inspector to look at a builder’s houses under construction to see what methods they’re using, or shortcuts they’re taking. If a builder won’t allow independent inspections the buyer should shop elsewhere.
Home warranties are notoriously hard to enforce, with their many exclusions.
And, both warranties and builders’ contracts can have an arbitration clause, which means the home buyer waives their legal rights. This puts the home buyer at a great disadvantage if problems are discovered later and the builder won’t respond.
Karen Geselle || Oct 2, 2007 at 6:55 pm
Thanks for your comments. Inspections are completed during the construction process by the building department of the juridiction for items such as plumbing, electrical, framing, etc. Depending on the inspector, they may or may not catch mistakes.
Also, Some home inspectors will do inspections during the construction process. The bottom line though is to choose a reputable builder who stands behind his product.
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