Regarding Home Inspections (new agent, sales, percentage, price)

[gold*dust1]

We contacted a buyers agent and told her we were thinking of building from a high volume builder in our area who has about 14 different subdivisions they are continuously building in. We asked her to show us a certain inventory home and while out looking at that she also showed us another inventory home (a ranch with nice upgrades) that has been sitting there for at least a year.

We really liked the ranch and she said we could put a bid in on it subject to the sale of our home. When I told her I would want a home inspection done on it she balked and replied that it would cost us $350, not many people do that, it's not necessary as it's new construction, they offer a warranty, it was already inspected by the city, and that the builder would just say we have been building for 20 years. Also when stating I would want our own inspector on new construction with this builder, she replied very quickly that the builder doesn't allow that.

Here's the thing, this is one of the only builders around here who has what we are looking for at our price point etc. If it's true they don't allow inspections on new construction that would mean many people in our area aren't having them done. I am surprised it took this buyers agent one second to answer my inspection questions in this manner and we are wondering if we could trust this builder or agent.

Any opinions??

[Silverfall]

You SHOULD do a home inspection on new construction. I think the agent doesn't know what she is talking about. I can't think of any builder IN THIS MARKET that won't allow a home buyer to conduct a home inspection.

The city inspectors are often overwhelmed and don't do a great job sometimes. They are human. Do yourself a favor and pay the $350. I would also get a new agent, but that is me.

[crazyma]

It is your right to have a home inspection, regardless of the age of a home, if you want one. IMO I would be very leery of an agent or builder who balks at the idea of one.

[middle-aged mom]

Get the home inspection and call this agent's Managing Broker to inform them that this agent is recommending against a home inspection.

[kwalk65]

Do your homework and get that inspection. We just bought a brand new home and DID a home inspection that did cost the $350. The inspector found a few little things but it gave us peace of mind. The other thing we did which I am so glad for is that we got a survey done. We bought a home in a new development on an acre and we decided it would be worth the $125 to have it surveyed for our information alone. Our survey found that the property markers were off (to our advantage) and the survey company we hired marked all the four corners correctly. We have always felt that when you are buying something in the hundreds of thousands of dollars what is a few hundred spent to make sure you KNOW what you are buying.

And...if your realtor is not supporting what you need sit them down and get them straightened out so that they understand what you expect.

[shellytc]

You absolutely should request a home inspection in your offer. That agent is way off base, and taking liability on herself (in my humble opinion)... And tell her to tell the builder you have no intention of purchasing without a home inspection.. and if he builds such a quality product, the home inspection should be WELCOME!!!! I find more things wrong in new construction than in a well maintained resale!!

Good Luck,

shelly

[Mom2TwoBoys]

We have purchased 2 new constructions and 1 newer construction and did home inspections each time. Some of the things found were: missing gutters, flashing, missing structural beams in attic, loose fixtures, and other items that would have added up to more than the cost of inspection. Our builders were all in the business for more than 10-15 years with solid reputations, but that doesn't mean they can build perfect houses. Also building codes were updated between building and selling time and we wanted those things updated, which the builder is much more willing to do before closing than after. The warranty give you some safety, but it's much easier and quicker to get things fixed before you buy than after when you are dealing with builders.
I wouldn't appreciate my agent telling me to skip the inspection. I don't think that would be putting my best interests first. It sounds like your agent is more worried about making the process easy for the builder than you.
Good luck.

[oldmanbob]

Ditto with all, no builder should object, unless afraid of finding improper building codes, and besides, if you sell later, you will then be at risk, for any improper findings, and yes, that will show up. Especially with structural concerns. I also agree, the broker, should know of the agents attitude.

[dolphin34]

I would find another Buyer Agent! Any agent who recommends you don't need a inspection on a home is crazy!!! I highly doubt the builder doesn't allow inspections..If it's true then I would avoid that builder like the Plague

[gold*dust1]

Thank you everyone I value your opinions! You were right...she didn't know what she was talking about. I called her and left a message stating we are still considering the new construction but wouldn't be able to go forward without having our own inspector before drywall and the final walk thru.

She hemmed and hawed with me when she called me back, reiterating that this builder allows 5 walk throughs with us and that the city is there every step of the way. She seemed dumb founded by the notion they would allow anyone to inspect before drywall. Finally when I said my husband mentioned to our bank it wasn't allowed and they thought that was suspect, she conceeded that they would allow it after the house is built.

After putting a call into the builders sales agent, she called back to say yes, we can write that right into the contract and that the builders agent said it is has been requested by a small percentage of people so they started allowing it. I didn't call her broker I guess she learned something today.

Anyone have tips on how to find a good inspector and real estate attorney?