 | In my
experience, at many home inspections of re-sale properties, and after
reciting the litany of problems with the home to the dismayed client, I have
heard well intentioned Agents comment, "If you want a perfect home you'll
have to go buy a new one!" This is when I usually jump back into the
conversation and politely, but strongly disagree. I tell the client that we
frequently find more problems with new construction than with older homes.
With re-sale homes there has been a time frame of actual performance to
evaluate, as opposed to new construction where the home has not been put
through years of "testing" and correction. Now, don't misunderstand me, I'm
not promoting re-sale properties as superior to new construction. I'm just
saying that new construction has the potential to contain many deficiencies
that may take years to surface, and are rarely "perfect". |
| There are many reasons for imperfection in new construction, but that is
not the topic of discussion here. The purpose here is to identify the key
"stages" of construction. Most residential construction projects can
be broken down into 5 stages: |
Foundation Stage:
| This includes excavation,
footings, foundation walls (or slab), waterproofing, backfill and
compaction, and underground plumbing. Municipal inspections are typically
performed on the foundation (prior to pouring) and underground plumbing.
In some areas an engineer can inspect and sign off on the foundation in
lieu of municipal inspection. |
Framing Stage:
| This includes wood or steel framing,
exterior wall and roof sheathing, exterior trim and siding (and/or
stucco/brick), windows and exterior doors, and roofing. Municipal
inspections are typically performed on the rough framing. Some
municipalities inspect the roofing. |
Rough Plumbing, Mechanical, Electrical Stage:
| This
includes water and waste/vent piping, plus setting
of the water heater; ductwork, venting and furnace installation; wiring
and electrical panel installation. Municipal inspections are typically
performed on all three. |
Insulation and Drywall Stage:
| This includes wall
insulation, (but not attic insulation at this time), drywall installation,
tape and texture. This stage cannot begin till the rough stage inspections
are passed. Many municipalities do not inspect the insulation but rely on
the contractors "certification" of installation. Many municipalities have
a drywall nail/screw inspection prior to tape and texture. |
Paint, Trim, Finishes Stage:
| This includes finished
flooring, cabinets, countertops, wall tile, mirrors, shower doors, final
electrical (including fixtures), final plumbing (including fixtures), and
final mechanical. Municipal inspections are performed on the final
electrical, plumbing, and mechanical. When these inspections are passed,
the municipality then typically performs a "Final Inspection." I usually
call this a "FINAL-final inspection" to avoid confusion. Based on this
"Final" inspection the Certificate of Occupancy (CO) is typical issued.
|
So with all these inspections by the municipality, why on earth would a
buyer need an inspection by a private Home Inspector? After all, doesn't the
municipality sign-off mean that the home is up to code and that there are no
problems? This is EXACTLY what the builder would like you to think! The
builder would also like you to believe that any problems that arise after
closing will be promptly dealt with during the warranty period! Now in
saying these things I also have to say that the majority of reputable
builders will work with you to resolve issues that may arise. BUT, there are
those that will "take the money and run".
Here are some builder excuses I have heard:
| "We build it that way on purpose." |
| "It meets the industry standard and that's all we have to do."
|
| "The City passed it so we don't have to do anything about it."
|
| "If we do it for you, we'll have to do it for everybody else too."
|
| "That would have been an upgrade; what you got was standard."
|
| "The City inspections are there to guarantee that everything is done
right, so you don't need your own inspector." |
| "We'll take care of that during the warranty period." |
| "You didn't catch that on the walk-through, so we don't have to fix it
now." |
| "That's routine homeowner maintenance, not our responsibility."
|
| There are many more, but you get the picture. The fact of the matter is
that the municipal inspections are there to determine code conformance, but
the inspector obviously cannot see or check everything. The municipal
inspector is typically overwhelmed with all the inspections to be done in a
day and therefore cannot spend much time at each home. Each municipal
inspector has his/her own "pet peeve" items that are closely checked for,
but the rest get a cursory review at best. Smart superintendents soon learn
each inspector's "pet peeve" items and make sure those are taken care of
prior to calling for inspection, and frequently get signed off when other
issues are overlooked. The Code does state that the purpose of the plan
review and inspection process is to "ensure the life, health, safety, and
welfare of the public" but in actuality the builder is ultimately
responsible for self-enforcement of code conformance, even if the inspector
misses something. Besides, something may pass code but still be poorly (or
even improperly) done. |
| The inspection
by your personal inspector should occur just before your pre-closing
"walk-thru" so the home will be complete (or as near as possible) and you
will be armed with the information you need for the final walk-thru. |
Very Important:
| Before signing on the dotted line make certain your
newly constructed home has been issued a certificate occupancy by the
County Building Department: |
| Where to call in SW. Ohio: |
| Butler County (513) 887-3204 |
| Clermont County (513) 732-7213 |
| Hamilton County (513) 946-4550 |
| Montgomery County (937) 225-4622 |
| Preble County (937- 456-8171 |
| Warren County (513) 695-1290 |
|
