New Home, No Surprises: A Guide to New Construction Inspections

Investing in a new home is one of the most significant financial decisions a person can make, and it's essential to ensure that the investment is a solid one. New home construction can present a myriad of challenges, from improperly installed insulation to over-fused circuits, which can lead to costly repairs down the line. Furthermore, such issues can have implications for the safety and comfort of the homeowners. This is why it's of utmost importance to conduct thorough new home construction walkthrough inspections at several critical stages during the construction process. 

The goal is to catch and rectify potential issues before they become significant problems—either financially, structurally, or safety-wise. Ultimately, an upfront investment in comprehensive inspections can save homeowners a substantial amount of stress, time, and money in the long run.

new homes aren't perfect

The common belief that newly built homes are flawless due to their novelty is often misguided. These houses, while fresh off the construction line, are the result of countless human hours and numerous components coming together. Yet, the perfect build remains elusive. In several instances, the aftermath has been disastrous, leading to substantial out-of-pocket expenses for owners or displacements for weeks on end as essential fixes were carried out.

Current circumstances such as supply and labor shortages have further complicated the situation. These constraints have often led to the use of incorrect materials for the sake of expediency, usually by less experienced contractors. This is largely because builders are finding it challenging to secure top-tier construction crews amidst these shortages. Therefore, understanding these realities in the construction process can help potential buyers make more informed decisions and avoid unexpected pitfalls.

Choose a Reputable Builder

Firstly, potential homebuyers are advised to meticulously scrutinize builders before entrusting them with their dream home's construction. A builder's local prominence, captivating advertisements, or salespeople's charisma shouldn't be the sole determinants of their competence. A simple search combining the builder's name with "lawsuit" can yield enlightening results. Checking employee review platforms like Glassdoor and Indeed can also provide insights into the builder's operations and ethics. Key phrases hinting at exploitation or dissatisfaction should raise red flags. Additionally, exploring their Facebook pages and groups for customer reviews or conducting a general Google search can reveal their reputation in the community. Reviews matter significantly. It's crucial to vet the builder meticulously, given the substantial investment involved in home construction.

Pre-Drywall Inspection

Secondly, conducting a pre-drywall new home inspection is highly recommended. At this stage, the home's structural elements, including the roof, HVAC system, rough electrical, and roughed-in plumbing, are in place but still visible. Inviting a home inspector to scrutinize all these aspects, including the wiring, plumbing, HVAC ducts, and air returns, is a prudent move.

Past experiences have unveiled wires leading nowhere, improperly connected plugs, and ill-supported load-bearing walls. Identifying such issues at this stage is significantly less costly than rectifying them post-construction, which might necessitate extensive demolition. Hence, vigilance during the pre-drywall phase can prevent future headaches and unnecessary expenses.

Pre-Walkthrough Inspection

The next step is the pre-walkthrough inspection. This inspection takes place after the city inspector has approved the home but before the final stages, like the paint job, are completed. The timing is crucial as it allows the builder to have ample time to make necessary repairs, but it's also close enough to the finish line for the home to be nearly complete.

While the city inspector ensures that the construction complies with building codes, it doesn't guarantee the correctness of every detail. This stage provides an opportunity to bring in an independent inspector to double-check the code work, appliance installations, and potential damage caused accidentally by different contractors. Every detail should be scrutinized, including conducting a sewer scope. Past instances have revealed debris like drywall or wood and improperly installed sewer lines, leading to future backups that might not be covered by the builder's warranty if discovered a year down the line.

Final Walkthrough

Following the pre-walkthrough inspection, it's time for the final walkthrough with the builder or the builder's site manager. This occurs prior to the closing of the deal and allows for the notation of any small last-minute repairs, such as paint blemishes, nicks in hardwood flooring or cabinets, and ensuring all appliances that should be on site are indeed present.

Usually, the builder or site manager will accompany the buyer during an exterior walkthrough, appliance check, HVAC system run, plumbing demonstration, electrical examination, and verification of landscaping elements' conditions. They ensure everything, including features like a deck or patio, is in good condition and functions as expected.

1-Year Warranty Walkthrough 

A step often overlooked by approximately 70% of new homeowners is the 1-Year Warranty Walkthrough. Builders typically address issues that arise within the first year after construction, with many outsourcing this service to warranty companies. Regardless of the method, buyers are given a contact person at the closing, meant to be reached out to around the 11-month mark after the home's completion.

It's prudent to secure this contact information in a safe place and set a reminder on the calendar for 11 months post-closing. Around that time, homeowners should meticulously inspect the home, marking any nail pops, drywall cracks, foundation settling issues, or any other imperfections that have surfaced, barring damages caused by the residents themselves. For instance, a wall damaged by a 12-year-old resident wouldn't be covered.

Once all the issues have been identified and marked, contact the warranty representative to schedule a visit. They will address and repair any problems covered by the warranty, which encompasses nearly everything in the home. Neglecting this step, as many new homeowners tend to, can result in thousands of dollars in repair costs down the line. With repair work in today's economy being a significant expense, taking full advantage of the warranty can save homeowners considerable sums.

5 Most Common Defects

Now let's delve into the five most common defects identified in new-built homes that builders should rectify before closing.

1. Incorrect Insulation Installation: This mistake tops the list, with builders sometimes omitting insulation in spots or, worse, extending it to cover soffit vents in the roof. The function of soffit and ridge vents is to prevent moisture build-up that can cause mold under a roof. It's highly recommended to have a home inspector double-check the insulation during construction.
   

2. Debris in the Sewer Line: During construction, materials such as drywall or wood can inadvertently enter the sewer line, leading to future backups. A home inspector should perform a sewer scope to identify this potential issue. Remember, if a backup occurs more than a year after ownership, the builder's warranty no longer covers it.
   

3. Incomplete Bathroom Vent Connections: Often overlooked by city inspectors, bathroom vents need to be connected all the way to the outside, as per code. Over time, hot, moist air can accumulate in the attic, causing mold or, as in the case of some unfortunate homeowners, leading to collapsing drywall. Fixing this mistake could cost up to $8,000 for drywall and insulation replacement and mold remediation.
   

4. Improperly Pitched Furnace Vent Pipes: If these pipes are not angled correctly, condensation cannot return to the furnace and instead builds up, creating an environment conducive to mold growth.
   

5. Over Fused Circuit: Oddly enough, this issue occurs more often than one might think. For instance, a double-tapped Afci breaker could lead to the breaker continually tripping or, worse, causing a fire. City inspectors sometimes miss this oversight, as occurred in one instance in a small Michigan town where the inspector admitted to not opening the electrical box to check. This issue was not isolated to a single builder or city, pointing to its widespread occurrence.

These common mistakes underscore the importance of thorough inspections throughout the construction process and before closing the deal on a new home.

In conclusion, it's crucial to underscore the importance of investing in comprehensive inspections at several key stages during the construction of a new home. The potential savings in future repairs can run into the thousands, and the peace of mind in knowing that your home is safer and less likely to cause aggravation down the line is invaluable. Inspectors, when given the chance, can identify substantial issues, from an improperly installed staircase to the need for reinstalling hardwood floors—issues that are far better addressed during the construction phase rather than after moving in. The few extra dollars spent on thorough inspections upfront could save homeowners a considerable amount of stress, time, and money in the long run.