A new house can look so perfect.
It’s my experience, as a home inspector, that most new houses are well constructed, have good warranties and are delivered on time with relatively few mistakes. A few have a multitude of faults, however. Their owners can find themselves wondering why they bought new in the first place.
So how does a would-be new-house buyer avoid long-term headaches? Get involved and stay involved.
Before signing a purchase contract, make sure the builder allows you to visit the site often. You will be working with the site supervisor for months. A red flag should go up if you are not allowed to be an active member of the process.
Investigate the builders, by studying the information they provide and by talking to your future neighbors about their experiences. Then prepare for these three distinct phases when inspection is important.
Focus on drainage
When the foundation is complete, visit the site and inspect it with the builder. Look at the drainage from other houses near yours. Does it appear that water will drain away?
Have the builder explain the home’s perimeter drainage system. Some systems wrap around the foundation and end at an interior sump pump. Others drain to the outside of the house at a slope, usually leading to a storm drain. If window wells are present, they should also be incorporated into the drainage system.
A framed house
When the house framing is complete but the insulation is not installed, schedule a pre-drywall inspection with the builder. This is the time to confirm that everything you have ordered has been incorporated into the house.
This could include rough-ins for kitchen appliances, special lighting, phone lines, high-speed cable service and ceiling-fan boxes. The electrical, plumbing and venting should now be in place inside the walls. The house should be roofed, with all windows and doors installed and the exterior sheathing in place. The house should now be pretty much weather tight because finished surfaces will be installed soon.
The tubs and shower pans will be installed; they should have water in them to test the drains. Rooms should be nearly clear, without stacks of material and debris. There may be stacks of drywall ready to install, but the framing phase should be very nearly cleared away.
Anything that needs to be fixed can best be done at this point. Most builders are ready and very willing to make changes. Modifications are much more difficult after the insulation and drywall are installed.
A final check
Just before the house is ready for you, the site supervisor will schedule a final walk-through. At this point, the house should be in move-in condition, complete and clean with all utilities on and all components operational.
If you bring in your own inspector, the final check will cover the house’s interior, exterior, roof, crawl space and attic. Inspectors concentrate mostly on the working condition of the house, with the goal of creating a list of items that the builder should repair or complete. In addition, routine maintenance, operation of house systems and timelines for routine service will be discussed.
Most builders are receptive to completing most or all of the items on the inspector’s summary list. Builders want to deliver a quality product, but sometimes there are severe time pressures and many items that should be completed are not.
This brings up the issue of expectations. The builder expects to deliver the house on time and free of defects. The buyer expects the same. This is the final critical time for their relationship, and compromise can sometimes be the key to success.
Both sides understand that production delays can happen, but if the builder is going to miss the due date, it should be up to him to explain why and set a firm new date.
To a point, the buyers should try to adjust their plans to the new date. If they can’t or won’t, the supervisor will rush to finish and the overall quality could suffer.
The buyer should expect a reasonable level of perfection. A new house might have small nicks or scuffs, a countertop seam that’s closed but not invisible, or imperfect caulking in a bathroom. This is a reasonable level. But if windows will not operate, cabinet doors are scratched or wood floors are water-damaged, the builder should repair or replace them.
A well-built new house that’s delivered as promised is the product of a conscientious builder and a highly involved buyer. There is a direct relationship between that superior house and buyers who care enough to be involved from start to finish.
Alan Gould is a home inspector with USInspect. Contact him at agould@usinspect.com.
