[okaythen01]

I was looking at the MLS that my agent gave me, but it doesn't say who the builder is. And my agent told me the builders are all closely inspected.

I guess he meant the builders doesn't matter, they are all quality or ok houses, I don't think that's the truth huh? He just want me to buy a house or any house that I like. So how big of a factor does the builder influence you when you are choosing a house? 30%? 50%? or doesn't really matter as long as you get a good inspector?

[brienzi]

The 3rd party inspectors r in bed with the agents and builders... All of the big boy builders build a decent home up to code..And the codes have only gotten stronger the past years.
There inspected by the local building inspector..that's his/her job..too make sure everything is up to snuff and done right.

It doesn't really matter if your local town/city building inspector has a good reputation and is doing there job.

[lvoc]

Originally Posted by brienzi

The 3rd party inspectors r in bed with the agents and builders... All of the big boy builders build a decent home up to code..And the codes have only gotten stronger the past years.
There inspected by the local building inspector..that's his/her job..too make sure everything is up to snuff and done right.

It doesn't really matter if your local town/city building inspector has a good reputation and is doing there job.

Why would I want to be in bed with my inspector...He is a scrawny little guy with a funny face. I cannot imagine why I would want to be in bed with him. And his wife is rumored to be a mean chick...why annoy her?

I prefer to pick the Inspector. If the client wants someone in particular that is fine too.

But I do not want the client or I to have to deal with someone picked up from an ad or a web hunt.

I want a guy who has been around for a while, does the job in a straightforward way, knows to listen when I whisper something to him, but is not afraid to point out that there are things I don't really understand. The key to a good inspector is not to get it all right...but to not miss anything. I will always get my client to hire the proper guy to settle an issue for real...what I want from the Inspector is to surface issues that should be dealt with...and not issues that should not be dealt with. I don't want an Inspector suggesting the house needs its stucco touch up and a coat of paint. That is obvious to the buyer and the Inspector can only make it an issue. If however there is a crack that could be structurally driven I want him to write it up so I can get a consulting engineer in to look at it.

Inspectors are important and should not be hired on a whim of the client.

[okaythen01]

I saw a house I really like in Aliante, but it's built by KB home 10 years ago and I read a lot of scary reviews about them.

So if back then the city inspector was reputable, and also I go get a good house inspector before I buy the house, it should be no problem?

I was also just looking at better builders for new houses for the last couple weeks, like DR horton, pulte, richmond etc. But if the city inspector was good while they were building the house, then maybe doesn't really matter? they all have strict city building codes to follow etc..... just go look at any builder in the area I want/like?

[brienzi]

Unfortunately, many inspectors don't know crap about home building..They know what was taught to them is some 8 week course..and most buyers have no clue what to look for other than the obvious..ie. a crack in the foundation.

At the end of the day it's all about the commission, and that's fine as folks have to make a living. But to say 3rd party inspectors don't overlook things to help the agent get the sale is naive..

Horton, NVR, Pulte, Lennar and such r good builders who may get a bad sub here and there...and those subs shoddy work may not show up until ten years down the road. 1 rotten apple doesn't destroy the whole and these builders get it done right..

I've seen much growing up with a father who was a home builder and myself being in the trades all of my adult life; also being licensed in real estate sale since 1992.. A big smile and a buyers best friend until the closing..

[lvoc]

Originally Posted by brienzi

Unfortunately, many inspectors don't know crap about home building..They know what was taught to them is some 8 week course..and most buyers have no clue what to look for other than the obvious..ie. a crack in the foundation.

At the end of the day it's all about the commission, and that's fine as folks have to make a living. But to say 3rd party inspectors don't overlook things to help the agent get the sale is naive..

Horton, NVR, Pulte, Lennar and such r good builders who may get a bad sub here and there...and those subs shoddy work may not show up until ten years down the road. 1 rotten apple doesn't destroy the whole and these builders get it done right..

I've seen much growing up with a father who was a home builder and myself being in the trades all of my adult life; also being licensed in real estate sale since 1992.. A big smile and a buyers best friend until the closing..

The point of the inspection is to get another view that there is nothing significantly wrong with the property. And to do it without spending 3 or 4 grand on specialist inspectors.

And among those who do not wish to get sued by an unhappy buyer is me the RE Agent. And I therefore take great care that we miss nothing obvious. And yes it is about the commission and the ability to keep it long term.

You view is simply absurd. I have been in this business a while and intend to remain in it. I do not intend to create any situation where a client would have a legitimate beef with me. And good Inspectors are part of that program.

Every inspector I have used has extensive experience in home building. The present guy was a contractor or sub contractor for 20 years. The prior one was a plumber with 15 years who had an injury that prevented him from continuing. I am by training an electrical engineer and understand a whole lot about housing systems. The thought that I or my inspector would duck anything is simply insane. And only a really stupid individual would suggest such behavior.

You are one of those strange people who look for sophisticated fraud in Real Estate. That is really pretty dumb. The vast majority of Real Estate fraud is simple stuff. An agent lies to the client about value is the major one. Sophisticated fraud is almost entirely in the narrow minds of people such as those who think Inspectors are on the take for their agents. Simply hopelessly stupid.

[lvoc]

Originally Posted by okaythen01

I saw a house I really like in Aliante, but it's built by KB home 10 years ago and I read a lot of scary reviews about them.

So if back then the city inspector was reputable, and also I go get a good house inspector before I buy the house, it should be no problem?

I was also just looking at better builders for new houses for the last couple weeks, like DR horton, pulte, richmond etc. But if the city inspector was good while they were building the house, then maybe doesn't really matter? they all have strict city building codes to follow etc..... just go look at any builder in the area I want/like?

[mod cut- personal] You have an agent. If he or she is any good they can answer all these questions in detail and specific to your case. If not get a new one.

In general major builders follow the building codes. The subs they use do so as a matter of course. Can someone cut corners? Yes...it happens. Can it get past inspectors? Yes they cut corners that they know will pass the inspectors. The nature of the inspection process is generally to make sure the place is safe...not that it is well built. They do not rule on the quality of the construction. If the building is standing and showing no vast problems it was likely reasonably well built.

The corners cut are things like properly insulating the windows. Yes the window is insulated...but as well as it could be done? That is a question of who the builder is...

Get a proper inspection. Follow up with secondary inspections if there is a hint of a problem. Then buy the house. It will mostly be OK though you will almost certainly find something someone missed.

And lean on your agent. They are well paid to answer these questions for you.

[brienzi]

When one has seen forged deeds and such on "unknown owner properties" , i know exactly what goes on in the real estate
business..

It sounds like you enjoy your work and are a person of integrity..i think that's cool and respect it. I only wish there where more
agents who are ethical...

Let's leave it at that, and back to the topic of the builders..In regards to NEW home construction, the local city/town inspector
knows best.

[lvoc]

Originally Posted by brienzi

When one has seen forged deeds and such on "unknown owner properties" , i know exactly what goes on in the real estate
business..

It sounds like you enjoy your work and are a person of integrity..i think that's cool and respect it. I only wish there where more
agents who are ethical...

Let's leave it at that, and back to the topic of the builders..In regards to NEW home construction, the local city/town inspector
knows best.

I have been in the business reasonably heavily for 14 years across a wide range of houses. I have never seen a forged deed. I doubt there have been a dozen in the last ten years in Las Vegas. Oh there is lots of simply fraud...people renting houses they don't own...but that does not even take an agent to do it. Any amateur with a little knowledge can pull it off.

Civic inspectors on new build certify little other than the house is safe. It will not collapse and the plumbing and electrical was done to code. And they are often wrong...the system is not set up to catch people cheating.


An inspector...particularly one who can view the property as it is developed is a very good expenditure. Note that some builder forbid this...a good indicator of a builder not to deal with.

[brienzi]

Yes, I'm sure many builders forbid it. When you refer to cheating, what do u mean. If the structural integrity is sound, and the most important things that can cause hazard down the road (foundation, electrical, plunmbing, hvac) r good, what r u referring too?

I wouldn't allow a 3 party inspector on site of any project I'm involved with. Corners can be cut to save money and time without sacrificing any of the above..

The fraud i refer too is on unknown owner Land. Not a house...A shady attorney, builder and a drunk who wants to make a few bucks can get it done. And it is done..

And building practices in general r not the same depending on where one lives. In the North East, the codes r very stringent as we deal with nasty weather..Don't know much about Vegas though.