SHOULD A BRAND NEW HOME BE INSPECTED?
HOME INSPECTIONS, TIPS FOR SENIORS
August 4th, 2008
August 4, 2008
Frequently this question comes up while reviewing with my clients what inspections should be conducted during the due diligence period after an offer is accepted. When I answer my client’s question with an emphatic yes, sometimes they are surprised and ask “why”? After all, doesn’t the building department inspect a home at various times during construction? Yes they do, but city and county building inspectors are the first to admit they miss things. Over the years I have found new construction has as many or more findings than resale homes. Why? The new home has not been test driven so to speak. Resale homes have had the bugs worked out of them and typically only have issues regarding maintenance or improper modifications made by the owner.
This last week, I had the opportunity to have a new home inspected and everyone in attendance learned something. My buyers were present and were glad they took my advice and had a competent property inspector review the finished home. Several significant issues were discovered. First, modern shower valves have a safety feature to prevent scalding. This device was adjusted such that the water temperature in the stall shower could not exceed 87 degrees. Hardly a comfortable temperature unless you like cold showers! A simple adjustment will correct this problem. Next it was discovered arc fault interrupter circuits were not installed in the main breaker panel. Required in homes built after 2004, these special breakers prevent a fire if you accidentally put a nail through an electrical wire while hanging a picture. Newer more expensive versions provide additional protection if the appliance you are using has a short. These are not to be confused with GFIC breakers which have been code for decades. Another problem was the location of the electrical outlets in the garage. They were 14″ above the garage floor and code requires them to be no less than 18″ high. Another problem was the garage door opener. Although the electric eyes were in place and working properly, the reverse safety feature that stops the door when it hits something was improperly set. A minor adjustment to the sensitivity screw would cause the door to reverse when it strikes something (such as the bumper of your car). The contractor was surprised the picky city inspector didn’t catch these items and planned to make the necessary repairs/adjustments.
Here’s a list of things commonly called out by inspectors of new homes:
- Gutters full of construction debris.
- Vent pipes on roof not properly sealed.
- GFIC circuit not installed to protect exterior outlets.
- Insulation blown into condensation pan of attic-installed HVAC unit.
- Condensation lines for HVAC not connected properly.
- Tile grout missing or broken.
- Electric eyes for garage door opener installed too high from floor.
- Dishwasher drain pipe installed without anti-siphon device.
- Circuit breakers not labeled.
- Insulation in attic uneven or missing.
Besides finding problems that could impact the comfort and safety of your new home, this is the only time you can be reasonably certain the builder will correct all deficiencies since California requires builders to provide a 1-year warranty that covers virtually every aspect of a new home. It is also much easier to get things fixed before the sale closes escrow. The home is vacant and the builder knows the buyer is unlikely to close escrow until everything is corrected.
I have sold new homes built by many Redding/Shasta County contractors. If I can be of further assistance or answer specific questions don’t hesitate to call, blog or email me at 530-941-7492 or 530-224-6767.
Brad Garbutt
REALTOR/BROKER
Real Estate Professionals GMAC
25 YEARS LOCAL REAL ESTATE EXPERIENCE
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