It’s Brand New. Why Worry About a Home Inspection?
“Why would a new home need an home inspection?” I’ve heard this question asked and probably thought it myself at one time- that is… until I began inspecting new homes! Let’s discuss this common misconception that “new” means “perfect”.
When purchasing a newly built home, it’s natural to expect that everything was constructed properly. We all want to believe that new is right. However, even the most reputable builders can make mistakes or miss important details. The factor that is often overlooked is the chance of human error and that this chance for error has been multiplied exponentially in modern construction. The days of home construction by a single contractor have gone the way of the slide rule- of what? Exactly, it’s obsolete and it ain’t coming back. The general contractor subcontracting out jobs is the way that homes are built today. This is due, in part, to the complexity of modern designs and systems as well as the reality that contractors often juggle multiple contracts at the same time.
In my experience as a home inspector, I quickly learned that new homes have their share of issues and that some are actually very common in new construction. I once inspected a newly built home where a foundation wall was bowing. The foundation and wall were in the process of being demolished and rebuilt- hopefully, on the contractors dime. More than once, I have seen the scenario pictured above- a ridge vent rendered completely useless by bubble foil insulation. At times, the contractor may cut the sheathing, but forget to cut the shingles and underlayment. Actually, the photograph above is of a brand new home where ridge vents and soffit vents were not even installed! That’s right, no attic ventilation whatsoever! Speaking of soffit vents, I’ve also found where insulation baffles were not installed and the blown insulation covered the soffit vents. This rendered an otherwise functional design completely ineffective for ventilation.
In newly wired homes, neutral and hot wires have been reversed – a shock and fire hazard. I’ve observed plumbing leaking under sinks and crawlspaces on brand new homes. Insufficient insulation is a fairly common finding. There are safety concerns from improperly construction or poorly attached decks, or even the deck access missing altogether! I’ve identified numerous water penetration areas from poorly flashed or sealed building components. Sometimes, windows won’t open or close. Then, there are violations of building standards that I must notify my client of. And, the list goes on.
A home inspection is not just about finding problems, but a good inspector will identify issues that need to be resolved. Wouldn’t you rather know about these problems before you purchase your home than to be blindsided with expensive repairs down the road? Of course, you would! Think of a home inspection as an insurance policy and a valuable tool for negotiating your home purchase. Oftentimes, my inspections identify thousands of dollars in repairs needed, which can be addressed by the seller prior to closing or subtracted from the sale price. Either way, the cost of the inspection turns out to be a small investment that pays dividends for my client! So, is a home inspection necessary for a newly built home? I’m absolutely convinced it is… and no one could convince me otherwise. See you on a future inspection!
― Your Friends at Higher Rock Inspections —
