Set of eyes for new build? (real estate, house, new construction)

[laura_NC_bound]

Hello,

We are exploring doing a long distance build in Chatham county while living in MN. We need someone that is tech savvy and to be our extra set of eyes - meaning reads email, can send email, can take and send pictures, can deep dive into the details of a build, and is willing to stop by the build to check on progress. Someone who understands construction - possibly an inspector. Does something like that exist?

While I understand that the relationship between the builder and client (us) is important, we can't help but feel having an extra set of eyes to check in with the build would be to our advantage. We have built before while being local and have driven up to see the wrong color siding half installed on our house. That was a big oops! I can't help but feel that everyone involved wouldn't mind having a representative of the client that can stop by if the actual client cannot.

Would a builder be OK with this? We are looking at smaller custom builders (not tract builders) on a lot that we own.

A realtor would be a possibility, but would have to have the qualities named above. Or would hiring a tech savvy inspector be the way to go?

The way we look at it, so much can be accomplished using technology these days without having to spend the time and money flying down to check on it. Paying someone to do so would give us peace of mind.

Would appreciate any input or recommendations.

[MOD]

In the commercial construction world, this kind of thing usually falls to someone with a construction management background working as an owner's rep, in which they are authorized to act as the owner's agent to expedite the process, attend meetings, answer questions, and minimize errors.

In the residential construction world, this usually would fall to the architect or designer of the house, though I have seen architects hired exclusively for construction observation in much the same capacity, if the owner and/or design architect is very far away. It's certainly simpler, though, if the architect who did the drawings is also the one making sure they're executed as intended. Many architects also won't do CO on someone else's drawings due to the risk of an argument about liability - if there's something in the drawings that violates local codes and the inspector forces a change, who's liable? The one who did the drawings wrong in the first place or the one who was supposed to make sure things were done right? The contracts have to spell this stuff out concretely.

If you designed the house yourself or bought a planbook set of drawings, I'd talk to smaller construction management firms and 1-4 person architecture firms.

[danielbmartin]

You might consider a professional home inspector -- the same person you'd hire to examine a resale house you were considering. These people know construction, routinely make written reports, and are objective as a matter of business ethics.

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[don6170]

Originally Posted by danielbmartin

You might consider a professional home inspector -- the same person you'd hire to examine a resale house you were considering. These people know construction, routinely make written reports, and are objective as a matter of business ethics.
.

That's what I would do. You should set an agreement on how often they visit the site - eg, when footings are dug, after they are poured, framing, rough in, etc.

[suzy_q2010]

Clerk of the Works | Bureau of School Approval and Facility Management | NH Department of Education

Check with construction companies that do large commercial projects who might know someone who does it. Architects in the area where you are building might also be able to suggest someone.

[BoBromhal]

If you already own the land and know which builder and have thr price of construction established, etc ... then just a home inspector will do a great job for you. And they'll charge you a reasonable fee to visit the home multiple times. It will become important to know where the home is, because a Wake County inspector going to look at a Chatham County home could cost you extra in travel time.

If you need help selecting a builder, or negotiating the build cost, then of course I would suggest also engaging a qualified Realtor. A qualified Realtor will more than make up for any cost in value - whether that's negotiating the cost, helping find the right builder, site visits, etc. You'd still want their help hiring a home inspector for the quality of construction/ordinance issues.

[Ed_RDNC]

If all you are looking for is a local set of eyes, (and not someone to make decisions), then I agree that you should get a local Licensed Home Inspector and set up some sort of contact with them for hourly services.

This is a brilliant idea for remote builders!
Have them to by, take hundreds and hundreds of pics, post them on a website for you to browse. Make sure you get pics of:

Foundations just poured, so you know the formwork was done right.
Foundations after the forms are pulled, so you can observe the condition of the concrete (bubbly? etc)
Wiring and plumbing before the sheetrock goes up so you have absolute knowlege of "where that pipe is, behind that wall".
Site work so you can prove they dumped and buried trash you later make them remove.

Lots of things that would really be helped by having friendly eyes on site, every week or so. Well worth the investment.
(Realtors who read this: Would having this kind of documentation of quality assurance actually help the later resale value???)

[BoBromhal]

To show home inspection reports, that show the multi-stage of construction being inspected, they might marginally make someone feel better and thus help resale value. Otherwise, after 5-7 years, it doesn't make much difference....almost all problems will have reared their head by then.

[MOD]

an inspector might work, but I think there's a couple key differences between a CM/Architect and an inspector, and likely not much difference in total cost.

1. CMs and architects are, generally speaking, more familiar with costs and processes for new construction, along with reading and analyzing construction documents. What OP is looking for is, specifically, a big part of their daily jobs, where as with an inspector, it'd be more ancillary. Some inspectors are (or were) also contractors, so you probably can find an inspector with the right familiarities, but it'll be harder.

2. You really want someone acting as your representative on site. If they spot something off, they can order it rectified. If you hire someone just to observe and not to act on your behalf, how long will it take for them to contact you, them inform you of the problem, you to contact the builder, and then the three parties to sort out what's going on and how to rectify it? And while all that's going on, the builder is free to progress until they hear from the owner.

3. Contracts and responsibilities will likely be more clear with someone specifically involved with oversight and observation of building progress. This gets really important if something goes wrong.

Also - I don't think I've ever met a realtor I would trust to help me pick a builder, unless I was looking for tract housing. And I've met lots, and lots, of realtors.

[MikeJaquish]

On a long distance build, actually, any new build, a real estate agent should:

• Visit at least weekly. More often is better. "Proactive" is a tired but applicable term.
• Upload photos of progress to the internet for you. A build from the ground up should generate 500--1000 photos.
• Visit with the builder on items of interest that arise along the way
• Arrange your home inspections during the process, attend them, and work with the builder on any inspection issues.
• Communicate with you relentlessly.

But, since you already own the lot and are looking to have a home built, there is no transaction/commission which is how most agents are paid. You would need to make other arrangements.

You may be able to make arrangement with a home inspector, but the good ones are very busy and may not be able to be responsive enough. And having them represent you with the builder is harder.