home inspection

[mechanic]

We signed a contract to have a house built contingent on ours selling. That has happened. The builder does not seem to think we need an inspection. He says he will take care of things for 1 year. Also the lot has not been mowed since completing the house. I have been insisting on him mowing before we close. He also is suppose to gravel our driveway. The house on 5 acreas and the drive is a long one. What are your experience on this subject. I also want to note we saw the house go up. But did not see every single detail on it.

 

[Double Orange]

Definateltly get ANY home inspected before settlement. Any defects should be noted and either repaired or $$money set into ESCROW. Also any promises he's made ie; stone and grade driveway etc. should be completed prior to money changing hands. What would happen if that builder closes up shop or files bankrupcy! Just my $00.02 Frank

 

[Bird]

I would think it might depend on who the builder is. In years past, we've bought two new houses that were built by one of the biggest builders in the area, and we had the warranty in writing.; not just a promise to take care of everything. So we didn't have an independent inspection. The other consideration is how competent do you feel in doing your own inspection. If you're not confident in your own capability to do it, then it's probably worth the price to hire an independent inspector. When we bought this place, I decided to do the inspection myself except . . . I paid for a termite inspection even though I was pretty confident in my own inspection, and I paid for a professional to inspect and check out the HVAC system since I'd had no prior experience with a heat pump.

I can understand the builder saying you don't need one, but the peace of mind might be worth a few dollars to you, and if the builder actually objected to having someone else do an inspection, then you probably need one.

 

[Kendall69]

Inspection is cheap insurance. Should run about 350-500.00, but will put everything in writing what is right and what is wrong with the house. I bought a new house and still had the inspector go through it, he found some things I never would have,and they were fixed BEFORE I signed.
Sometimes getting things done after you sign is a nightmare.

 

[RonMar]

A competent and professional builder should have no problem whatsoever with you wanting an inspection. Kinda like a doctor and a second opinion on your health care. If he gets bent on you suggesting it, that should throw up a red flag...

 

[dmccarty]

You need an inspection. Period.

Hopefully the contract allows you to get escape if there are issues with the house. There should be a set dollar limit to what need to be fixed or you can get out of the contract or renegotiate the price. We watched our house carefully when it was built. We picked the builder. I designed the house. Even with all of that prep there where issues. Our build is a friend. Not many can say that but we still had issues. Its just part of the process.

We did not get an inspection but then we knew what was wrong. When we have bought/or sold a house an inspection should be done. The results of the inspection can be negotiated. But it allows you, the buyer, to get another opinion on the condition of the house.

If the builder does not want an inspection be very, very suspicious. If you think you are locked into a contract talk to a real estate agent and/or a real estate lawyer.

Later,
Dan

 

[gordon21]

A THOROUGH home inspection will cost you less than $550. If there are only a couple things to be done to meet code or to finish the property correctly, then what could those costs be???? At an average of $30-40 per hour for a skilled tradesman (labor only) almost any deficiency will run several hundred dollars. You might spend the $550 out of pocket and it will hurt, but you might force the GC to go do $2000 worth of things to finish ALL the little details. It's your choice to roll the dice. I just hate to see someone spend hundreds or thousands of dollars unneccessarily after a closing. Building inspectors try to do a good job, but they may still miss items or worse yet, have a cozy relationship with builders and let things slide. An independant home inspector will find those things.

One thing is certain; when you sell the house, the buyer will have a thorough inspection done. Do you want 5 things popping up then that you will have to pay for??? Assume a minimum of $200 per dinky defect.

 

[kenmac]

These home inspections that cost $300.00 -$500.00 ain't worth the money spent because you are asking this person that (in most cases) has no HVAC- plumbing- electrical - building- mechanical code etc,experence & won't know what to look for. I'm in the hvac - plumbing- gas business & you should see what I've come across in the way of code violations that these home inspectors have signed off on . In most cases the home inspector's contract state that they can't be held responsible for what they miss. If you are going to have a home inspection, call a state certified plumber/ gas fitter,hvac, electrician to inspect these items . If needed a engineer to inspect the foundation.You can't expect to pay a person $300-$500.00 & that person have the knowledge to inspect a home from the foundation up period !

 

[Bird]

Ken, I don't know what it's like in other states, but I assume (yep, may be wrong) that in Texas the home inspectors still have to be licensed, have to take some tests to get that license, etc. As to how good they are; I really don't know, so I'm sure not disagreeing with you, but I wonder how much it varies from one state to another.

 

[kenmac]

Here they also take some type of test & are licensed. But, how much can you expect a single person to know about all of those things ? That person would have to have a vast amount of knowledge & experence to be able to know if there are problems in all the fields that I listed & for only $300- $500.00 !! Do they use a camera to check the sewer lines to make sure that the line goes all the way to the sewer ? Tree roots in the sewage system ? Does the sewer line just go out in the yard & just stop ? ARE the hot water & cold water lines crossed somewhere ? What kind of pressures is the a/c running? Is the evap coil dirty ? what are the amps of the a/c compressor when the unit is running ? Are all the electrical outlets grounded ? These are just some of what I've come across after a home inspector signed off people bought & now have problems.