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A little bit of background: I came into a new construction house late in the build process when it was almost finished, so I didn't get a chance to do a pre-drywall inspection. I'm closing in a couple of weeks. I'm wondering whether I should pay for an inspection before I close. I understand getting an independent home inspection is usually highly recommended, but there are a couple of other factors to consider:
1. This Friday, we are doing an inspection/walk-through with a supposedly third party independent inspector that is hired by the builder.
2. I'm reading my purchase contract and noted the section on inspection:
Inspection. Buyer, at Buyer's sole expense, shall be permitted to cause the residence to be constructed within the Unit to be inspected by a Texas-licensed professional home inspector within ten (10) days prior to Closing. If Buyer so elects, the inspection will occur between 8:00am and 5:00pm on a weekday. Seller may, but will not be obligated to, remedy any issues or deficiencies raised in the course of the inspection; provided, however, that in no event will the inspection or any issues or deficiencies raised in the course of the inspection delay Closing, it being acknowledged and agreed that Seller's failure to remedy any such issues or deficiencies will not constitute a default by Seller under the terms and provisions of this Agreement, delay Closing, or entitle Buyer to withhold any portion of the Purchase Price at the Closing.
So it looks like I can't refuse to close even if there is a major issue found during inspection. I know I'm still covered under the 1 year new house warranty and any issue should still be fixed, but I still have to buy the house on the agreed upon closing date. Do I have that right?
So my question is, since the builder-hired inspector is already doing an inspection, and the addition of my own inspector will not affect closing, should I or should I not hire my own inspector? Note I do plan to hire an inspector at the 11-month mark regardless of this decision.
I've always had my own inspection on new builds.... and most of them were custom built.
These inspections are for the important things.....hvac, plumbing, electrical, etc. Not those items normally found on your punch list - paint splatters, holidays in paint, kitchen doors not hung properly, etc.
On a new build, I use a new build inspector. They come twice (some will come more depending on needs). The first is after all the framing, electrical, mechanicals and plumbing, but during or just after the insulation and before the wall boards are installed. This enables any major problems to be corrected before walls go up. Most items a home inspector will catch at the end can be caught during this stage which is easier for the builder to agree to fix. The second inspection is before closing to finish up the major details. As ocngypz stated, homes inspectors or new build inspectors are not for the cosmetic and minor stuff for a punch list.
On a new build, I use a new build inspector. They come twice (some will come more depending on needs). The first is after all the framing, electrical, mechanicals and plumbing, but during or just after the insulation and before the wall boards are installed. This enables any major problems to be corrected before walls go up. Most items a home inspector will catch at the end can be caught during this stage which is easier for the builder to agree to fix. The second inspection is before closing to finish up the major details. As ocngypz stated, homes inspectors or new build inspectors are not for the cosmetic and minor stuff for a punch list.
As I mentioned, I came into the buying process near the end of the build, so I did not have a chance for pre-drywall inspection. If I do get an independent inspector, it would be for pre-closing.
Quote:
Originally Posted by ocngypz
I've always had my own inspection on new builds.... and most of them were custom built.
These inspections are for the important things.....hvac, plumbing, electrical, etc. Not those items normally found on your punch list - paint splatters, holidays in paint, kitchen doors not hung properly, etc.
I understand. Are you saying that it's worthwhile for me to hire my own inspector even though there is already the city's code compliance inspector and the builder-hired inspector?
In my last two new builds I hired an inspector to do several walk throughs with me. I was not asking for nor paying for a full inspection. He would point out things and I would make a list for the builder. There were one or two things he said he might have done different but they were not issues, more so just different ways to do things. Worked out well for all.
One could also use a well versed general contractor as your inspector.
As I mentioned, I came into the buying process near the end of the build, so I did not have a chance for pre-drywall inspection. If I do get an independent inspector, it would be for pre-closing.
I understand. Are you saying that it's worthwhile for me to hire my own inspector even though there is already the city's code compliance inspector and the builder-hired inspector?
Builder-hired inspector - phooey..........it's just a quality assurance person noting items for the punch list.
I've worked in the building/inspection trade. There are many city/town inspectors I wouldn't give you two cents for!
I would hire an out of town inspector who probably not know the builder, with a thermal camera. The house has never been inspected before, now is the time to have someone take a close look at everything.
The builder's inspector is worthless. Many city inspectors are worthless and some never even look closely at the house. They just sign off because the builder usually knows what they are doing. It will be the best $200 bucks you ever spent and the builder will likely fix what the inspector finds.
A little bit of background: I came into a new construction house late in the build process when it was almost finished, so I didn't get a chance to do a pre-drywall inspection. I'm closing in a couple of weeks. I'm wondering whether I should pay for an inspection before I close. I understand getting an independent home inspection is usually highly recommended, but there are a couple of other factors to consider:
1. This Friday, we are doing an inspection/walk-through with a supposedly third party independent inspector that is hired by the builder.
2. I'm reading my purchase contract and noted the section on inspection:
Inspection. Buyer, at Buyer's sole expense, shall be permitted to cause the residence to be constructed within the Unit to be inspected by a Texas-licensed professional home inspector within ten (10) days prior to Closing. If Buyer so elects, the inspection will occur between 8:00am and 5:00pm on a weekday. Seller may, but will not be obligated to, remedy any issues or deficiencies raised in the course of the inspection; provided, however, that in no event will the inspection or any issues or deficiencies raised in the course of the inspection delay Closing, it being acknowledged and agreed that Seller's failure to remedy any such issues or deficiencies will not constitute a default by Seller under the terms and provisions of this Agreement, delay Closing, or entitle Buyer to withhold any portion of the Purchase Price at the Closing.
So it looks like I can't refuse to close even if there is a major issue found during inspection. I know I'm still covered under the 1 year new house warranty and any issue should still be fixed, but I still have to buy the house on the agreed upon closing date. Do I have that right?
So my question is, since the builder-hired inspector is already doing an inspection, and the addition of my own inspector will not affect closing, should I or should I not hire my own inspector? Note I do plan to hire an inspector at the 11-month mark regardless of this decision.
Thanks in advance!
do your own inspection as the builder inspection company works for the builder and not for you.
Yes. Then before the warranty is up, if you have one from the builder, have the home inspected again. That way if anything new is found it's still under warranty.
Yes. Then before the warranty is up, if you have one from the builder, have the home inspected again. That way if anything new is found it's still under warranty.
Yes, I plan to get an inspection at around the 11 month mark. The builder warranty is 1 year fit and finish, 2 years plumbing and electrical, and 10 years structural.
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Do your inspection
