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Architectlisting.com provides links to architect information, building designers, religious structures, building product, house plans, lanscape designs and more across U.S.A. |
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The
Value of a Construction Inspection
Are you considering building a home? Don't forego the
value of a construction inspection. Buyers of re-sale
homes almost always have their homes inspected by a
professional inspector. Buyers of new homes, however,
often do not take this important step. There are several
reasons for this:
* The buyer is getting a brand new home, and thinks
that the inspection is an unnecessary added cost.
* The buyer feels that they are protected by the builder's
one-year warranty for workmanship, plus extended structural
warranty.
* In many cases, the home is inspected by city inspectors
as a part of the permitting process.
* Buyers believe that they can rely on the builder's
reputation.
* The builder is resistant to idea of third party inspections.
* Buyers are not aware that a home inspection is a recommended
alternative.
* The buyer plans to "keep an eye" on the
construction.
* A Business Relationship |
The construction of a home is a
big project involving many contractors and suppliers.
As the buyer and homeowner you are the financer and
recipient of the final product. If you are like most
people, this is your biggest investment. Understandably,
most people want to establish a good rapport with their
builder. They must rely on the builder throughout the
job, and for warranty and service work after completion.
They feel that they need the builder's friendship and
good will, and do not want to risk damaging the relationship.
You will need to come to terms with this in your own
mind. Do not allow your anxiety about the construction
process to obscure the fact that you have a business
relationship with your builder. You are working together
under a contract. It is possible to be cordial and respectful,
while maintaining the right to bring up problems and
concerns. It is best to establish the ground rules for
your relationship at the beginning of the project. At
some point, you may need to tell the builder that something
is not acceptable to you.
Schedule Inspections
Let the builder know at the outset that you will be
getting a construction inspection. You may hear (from
the builder or others) that this is unnecessary, that
city inspections will be done, that this is an unusual
step, etc. Stand your ground on the inspection decision.
After you have let the builder know that you will be
getting an inspection, send an email or written note
clarifying when your inspections will be done. Make
it clear that you will need to have the utilities connected
for your final inspection. Allow enough time after the
final inspection for corrections to be made before closing.
Check with your inspector about which inspections he
recommends. The three that come to mind are: foundation,
pre-sheetrock, and final inspection.
Foundation Inspection
Identifying the riWith some complicated foundations,
you should have an engineer review the construction
as it progresses. In other cases, a licensed inspector
can do the job. Usually, city inspectors do a layout
inspection, making sure the foundation does not overlap
building lines. Whether or not you are in a city, ask
your inspector to double check this. Ask for a copy
of the "forms survey", if the builder has
one. If a forms survey has not been done, carefully
measure from the property lines. If there is some doubt
about whether the structure encroaches over building
lines, have a survey done before proceeding. In addition
to the layout, the inspector will check the steel content,
depth of footings, post tension cables, and other parts
of the foundation.
Pre-Sheetrock Inspection
Most builders invite the homeowner to do a walk through
after framing, HVAC and plumbing rough-in, and electrical
wiring are complete. This is a good time to look at
your outlet locations and window and door placements.
Make sure that any changes in the plans have been picked
up and made by the sub contractors.
While you check for layout items, your home inspector
can look closely at the construction. His report might
include: broken plumbing lines, improper flashing, cut
or bowed studs, inadequate bracing, beams that over-span
their strength, AC ducts that are crushed, etc. These
items are easy to correct at this point, before sheetrock
and finish materials are installed.
It is not realistic to expect the construction to check
out perfectly. Every builder in every price range will
have some items to correct, both from the city and the
third party inspector. Let your builder know that you
will provide him with the report immediately, so that
he can address the items before the walls are closed
up.
Final Inspection
You will need to have all utilities on in order to complete
this inspection. Normally, the builder requests a "walk-thru"
inspection with you when the house is substantially
complete. If utilities are on, you could schedule your
inspector at this time. You can focus on paint and touch
up items, while your inspector conducts a more thorough
inspection, checking for leaks, non functional outlets,
final grading of the lot, flashing problems, appliance
operation, voids in mortar, etc.
The Construction Inspection
At some point you will sell you home, and your buyer
will likely have your home inspected. Some of the items
the inspector catches now may seem minor, but they will
come up later in your buyer's home inspection if they
are not corrected. It is in your best interest to have
everything nailed down now. If there are items that
cannot be fixed before closing, and you cannot delay
closing, ask the builder to sign a written list of items
to be repaired or completed.
Building a new home can be an exciting and rewarding
experience. A new home can deliver the right floor plan
and finishes for you. It is a complicated project and
huge investment. The support, advice and information
that you will gain from a third party inspection is
invaluable. Do not leave out this important step in
the building process. It is well worth the investment. |
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