Inspection for inventory homes (real estate, appliances, attorney)

[jacob]

Whats the best way to do inspection for inventory homes ?
What all inspections should be done ?
Can a structural engineer tell anything just by looking at a newly constructed home ? Because the cracks wont show up yet.

Are there seller's disclosure in such a case ?

Do builder's use standard contract OR do they use their own contract ?

Can option period be included in the contract ?

[Ã…dvenio_Nobis]

Originally Posted by jacob

Whats the best way to do inspection for inventory homes ?
What all inspections should be done ?
Can a structural engineer tell anything just by looking at a newly constructed home ? Because the cracks wont show up yet.

Are there seller's disclosure in such a case ?

Do builder's use standard contract OR do they use their own contract ?

Can option period be included in the contract ?

The best way to inspect is to hire a top-notch, experienced, licensed Home Inspector to do a full inspection as if you were buying any home. Home inspectors are trained to find not only defects that result from aging... but all types of flaws, mistakes or problems that might plague new construction. And mistakes do happen. More than we'd like to know.

Foundation problems? Tricky! Even the most experienced structural engineer would be hard-pressed to predict future problems.

Most large corporate builders use their own contracts. Read them carefully. If you have questions about detailed language, consult a real estate attorney. Realtors are not allowed to give legal advice, other than explain in general terms the language in the promulgated TREC forms.

It is my understanding that sellers of new construction (never been occupied) are exempt from providing the seller's disclosure form per Sec. 5.008(e) of the Texas Property Code. But in no case that I'm aware of is any seller or agent exempt from disclosing a KNOWN DEFECT. All known defects MUST be disclosed.

[nsumner]

Originally Posted by jacob

Whats the best way to do inspection for inventory homes ?
What all inspections should be done ?
Can a structural engineer tell anything just by looking at a newly constructed home ? Because the cracks wont show up yet.

Are there seller's disclosure in such a case ?

Do builder's use standard contract OR do they use their own contract ?

Can option period be included in the contract ?

Home inspections on inventory homes are done most of the time. Your Realtor can suggest a licensed experienced inspector: Inspectors usually check for the following that they are installed properly or if they need any type of adjustment etc.

Roof (go up in the attic and check for leaks, proper decking, installation etc. Sometimes they even walk on the roof but if it's too steep or if the temperature is too hot, it's not recommended to walk on the shingles.
HVAC is checked for proper return and operation
Water heaters
Fireplace
All kitchen appliances (dishwasher run a full cycle to check for leaks, electrical shorts etc.) disposal, microwave, oven is set to a certain temperature and checked with a thermostat.
Outlets are checked and those needing GFCI are checked as well
faucets, any caulking, any nail pop.
Windows are checked for proper installation and to see if any of them are cracked or lost their seal.
Ceiling fans and all light fixtures are checked
Doors, flooring, shower and tub and checked, all drains checked
Commodes are checked for proper installation
water pressure is checked
circuit breakers and box checked
proper and enough insulation?
sprinkler systems are turned on to see if they spray correctly
brick is checked and look for any separation
gutters present? recommended
proper drainage?
garage doors & openers operating property?

They also point out some other items that are cosmetic such as if the landscaping may need some attention, if the carpet needs to be cleaned or stretched, broken tile? grout needs to be sealed.

These are items that I can recall off the top of my head.

Builders do not use option periods. They do not use seller disclosures either. Custom builders usually use the TREC promulgated forms but track builders have their own contracts, usually about 2 pages then they have a bunch of disclosures that go along with it.

Once the inspection is done, you submit the report and your concerns to the builder before you do your walk-through and they should address all the items brought to your attention. Once that is done, then you do a final walk-thorugh.

A structural engineer can look at the house and take measurements in every room and determine if the foundation is stable or if it's tilted somewhere.

Naima