Home Inspection for New Construction? (work, new home, closing)

[kev4heels]

What's everyone's opinion on getting a home inspection for newly constructed homes? I know it's better safe than sorry, but it's also pretty
expensive and doesn't guarantee that the builder will comply with the inspectors list of needed fixes.

Thanks...

[beachme]

I always recommend inspection, but usually the buyers I have worked with waive the inspection on new construction. Most builders will come fix any issues that come up and if they aren't willing to fix an error do you really want the home? AND the future buyers will have an inspection and it may come up at that point and then you'll have to pay for the repairs.

[Jim3310]

Get one. Sleep better.

Just ordered one (pre-drywall) for a customer.
Everything was fine, except:
One wall needed a double support beam vs the single stud that was there.
Windows were sealed with wrong expanding foam (voids warranty).

Put up the drywall & the flashing/siding and you never would have seen it,
until five years from now...

The second inspection prior to closing should be at a reduced rate.
jim

[eversonsc]

Definitely get an inspection! There were so many things that we missed in our walk through that the inspector found it was amazing!

[kev4heels]

Well, unfortunately, our drywall is already hung. I guess my question would be - should we get one before our walk-through. Sounds like most think so.

Does anyone else have real experience with problems that inspectors found where the new home builder actually fixed prior to closing?

[Jim3310]

I will defer to your Realtor, as I did not know you were this far along in a process.
You are represented correct? Especially since it was free for you?
jim

[NS_Highlander]

GET YOUR OWN INSPECTOR. There are things they can see, that the untrained person can't. There are some bad corners builders can cut and you need to know this before you buy.

There is a disturbing trend among some builders (Keystone is one of them) that do NOT allow phase inspections. Trust me on this one, if it appears the company has something to hide, they ARE! At all cost avoid a builder that does not allow a phase inspection!

[scef13]

Originally Posted by kev4heels

What's everyone's opinion on getting a home inspection for newly constructed homes? I know it's better safe than sorry, but it's also pretty
expensive and doesn't guarantee that the builder will comply with the inspectors list of needed fixes.

Thanks...

As someone who has worked as an agent with buyers purchasing new homes AND in New Home sales, always always always always PLEASE get an inspection, or better yet 2. Before you sign any contract you need to make sure that you let it be known that you want a pre-drywall and a second inspection before closing. Many inspectors will give you a better price if you use them for both.

County inspectors often do miss important code violations when performing final inspections. One common overlooked item is tempered glass above bathtubs and in stairwells. This can become a problem when you resell your home and the buyer's inspector catches the oversight (true story--it happens!). Also in this area sometimes final inspections are performed and passed without electricity hooked up to the home. Ask the builder beforehand if this is their practice, and if it is specify that you want to inspect the home AFTER the power is connected (another true story from this area!) Your inspector and the county inspector cannot properly inspect and pass a home that doesn't have electricity.

Yes, new home builders will come back and fix their mistakes, but many have a set amount of time which they will do so. Say you never use your outdoor plugs, but 5 years down the road you try to sell your home and it is discovered they are not GFI. Or your electric panel is improperly wired. And even if you do catch the mistakes in the builder's alloted time, you still have to have them corrected WHILE you are LIVING in the house. This could lead to an interruption of your life. Its always better to handle everything possible BEFORE you actually live there.