This section is dedicated to the proposition that the most important inspection that can be done on a home is done when it is nothing but a wooden skeleton with the roughed-in wiring, plumbing, and Heating & A/C (HVAC) systems installed. At this stage it is more likely that structural problems that will soon be concealed can be found. I have found that it often takes as long to inspect a house at this pre-drywall (or rough framing) stage as it does to inspect the entire house when it is completed. This type of inspection is a specialized version of a home inspection, and only certain inspectors choose to concentrate on this area.
Most of us wouldn't think about getting a brand new car inspected because it is as close to perfect as it will ever be. However, this is not necessarily true for a new home. Think about it - most new homes are built in an uncontrolled manufacturing environment, - outdoors with no heat, plumbing or air conditioning. When it rains, the house under construction gets wet. When it is very hot, very cold, or very windy, the workers may not be able to perform their jobs at peak efficiency and effectiveness, and the quality control inspectors (both Code Officials and Site Superintendents) may also find it difficult to do a proper job. In addition, a house is built by many different trades subcontractors, none of whom communicate with the others. For example, after the framers have built the structure, the plumbers, HVAC technicians, and electricians all come in to install perform their jobs. This means that each of these trades may unintentionally cut, damage, or improperly modify the work done by the framers. In my experience, this is a very common occurrence and can cause significant structural damage that often goes unnoticed. In short, a new house is never a perfect house.
One other consideration is that many houses are not specifically designed by a single individual who is the designer of record. This means that whoever designs the roof truss system did not design the rest of the house framing. Different people design the mechanicals, the foundation, etc. This lack of a holistic design can sometimes result in problems involving the intersection of trades - meaning that in order to install the plumbing correctly for example, the plumber has to cut a structural framing member.
So what about the building code? The building code describes the worst house that can legally be built. And it assumes that every detail of the code was actually followed during construction. Most builders are conscientious professionals who do their best to produce a quality product. But there are times when it is very difficult to do this.
What about the code inspection? Building Code Officials are also hardworking, dedicated people who have a tough job to do under difficult circumstance. With the rate of new construction products being introduced on the market, and the proliferation of code changes that happen at least every three years, it is an extraordinary expectation that a single person can effectively apply all of that information at a given time for a given home. The good news is that in most cases, the most significant problems have been flagged and the builder has fixed them before you move it. Due to the complexities of inspecting a house and the time constraints of the code inspectors, it sometimes happens that problems are not identified and go unrepaired.
Another type of new home inspection is to have the house inspected just before you close on the house, and/or after you have lived in it for a while but before the builder's warranty expires. Many of my clients hire me to inspect their homes three times, once at each of these phases. Others only have the house inspected at the pre-drywall stage and just before the builder's warranty expires. Some problems do not manifest symptoms until the house has been completed and settles in. These follow up inspections can be useful to see if the previously identified problems have actually been properly repaired.
These are just a few thoughts to consider as you consider having a new home built. A well-trained private Home Inspector should be able to spend several hours inspecting a home and may therefore have a better chance of finding specific problems. I found so many structural problems with homes under construction that I decided to go back to College to explore this phenomena and how to minimize these occurrences. In fact, I wrote my doctoral dissertation on the inspection of engineered wood products in new residential construction and have published articles on this subject in several engineering journals.
Very few homebuyers and Realtors even know that this type of inspection is available. Even fewer choose to get this type of inspection. Please consider this as a part of your overall risk management strategy. I can guarantee you that what you learn will be worth the cost, even if no major problems are found.
Most of us wouldn't think about getting a brand new car inspected because it is as close to perfect as it will ever be. However, this is not necessarily true for a new home. Think about it - most new homes are built in an uncontrolled manufacturing environment, - outdoors with no heat, plumbing or air conditioning. When it rains, the house under construction gets wet. When it is very hot, very cold, or very windy, the workers may not be able to perform their jobs at peak efficiency and effectiveness, and the quality control inspectors (both Code Officials and Site Superintendents) may also find it difficult to do a proper job. In addition, a house is built by many different trades subcontractors, none of whom communicate with the others. For example, after the framers have built the structure, the plumbers, HVAC technicians, and electricians all come in to install perform their jobs. This means that each of these trades may unintentionally cut, damage, or improperly modify the work done by the framers. In my experience, this is a very common occurrence and can cause significant structural damage that often goes unnoticed. In short, a new house is never a perfect house.
One other consideration is that many houses are not specifically designed by a single individual who is the designer of record. This means that whoever designs the roof truss system did not design the rest of the house framing. Different people design the mechanicals, the foundation, etc. This lack of a holistic design can sometimes result in problems involving the intersection of trades - meaning that in order to install the plumbing correctly for example, the plumber has to cut a structural framing member.
So what about the building code? The building code describes the worst house that can legally be built. And it assumes that every detail of the code was actually followed during construction. Most builders are conscientious professionals who do their best to produce a quality product. But there are times when it is very difficult to do this.
What about the code inspection? Building Code Officials are also hardworking, dedicated people who have a tough job to do under difficult circumstance. With the rate of new construction products being introduced on the market, and the proliferation of code changes that happen at least every three years, it is an extraordinary expectation that a single person can effectively apply all of that information at a given time for a given home. The good news is that in most cases, the most significant problems have been flagged and the builder has fixed them before you move it. Due to the complexities of inspecting a house and the time constraints of the code inspectors, it sometimes happens that problems are not identified and go unrepaired.
Another type of new home inspection is to have the house inspected just before you close on the house, and/or after you have lived in it for a while but before the builder's warranty expires. Many of my clients hire me to inspect their homes three times, once at each of these phases. Others only have the house inspected at the pre-drywall stage and just before the builder's warranty expires. Some problems do not manifest symptoms until the house has been completed and settles in. These follow up inspections can be useful to see if the previously identified problems have actually been properly repaired.
These are just a few thoughts to consider as you consider having a new home built. A well-trained private Home Inspector should be able to spend several hours inspecting a home and may therefore have a better chance of finding specific problems. I found so many structural problems with homes under construction that I decided to go back to College to explore this phenomena and how to minimize these occurrences. In fact, I wrote my doctoral dissertation on the inspection of engineered wood products in new residential construction and have published articles on this subject in several engineering journals.
Very few homebuyers and Realtors even know that this type of inspection is available. Even fewer choose to get this type of inspection. Please consider this as a part of your overall risk management strategy. I can guarantee you that what you learn will be worth the cost, even if no major problems are found.