INTRODUCTION - Do you really think that there couldn’t be anything wrong with your brand new home because it passed the municipal certificate of occupancy inspection? Do you think that the builder’s quality control person is going to catch all of the mistakes? Think again!
The list of items that we have found needing to be corrected on new construction is long. Smart buyers are having Michael Leavitt & Co Inspections, Inc. inspect the structure before they close on their new home.Many buyers of new homes fail to consider having a certified Home Inspector evaluate the home before closing. This is commonly thought to be unnecessary because the home is brand new and it comes with a 1 year home warranty and verbal assurances that the builder will fix anything that is found within that time frame.
We would love to inspect your new home before your close and move-in. Please consider the following before you decide not to have your new home inspected.
MOTIVATED BUILDERS - Buyers are led to believe that any needed work will promptly be performed after they move into the home. This is not always true! Some builders are less motivated to return to the property promptly to complete repairs after they have received their money. Other builders are are very prudent about returning to finish off uncompleted work. Which builder is yours???
- Builders are highly motivated to complete unfinished "Punch List" items when the buyer refuses to close on the home until the finish work is completed.
MUNICIPAL INSPECTIONS - Didn't the Municipal Inspector already inspect the property several times? YES. The municipal Inspectors do perform the various phase and final inspections.
Unrealistic expectations for Municipal Inspectors:
- Municipal Inspectors do NOT go over the property in a time consuming detailed manner.
- Municipal Inspectors do NOT test every outlet, switch and fixture.
- Municipal Inspectors do NOT crawl the finished attic to identify leaks, insulation voids, or unfinished plumbing vent connections.
- Municipal Inspectors do NOT verify the workability of appliances.
CERTIFICATE OF OCCUPANCY - Many buyers assume that because the Certificate of Occupancy has been issued, that everything must be complete. In theory this is true, but in reality many items are often overlooked.
Municipal Inspectors quite often give Certificates of Occupancy with the following EXTERIOR conditions still present:
- Inadequate perimeter grading.
- Unfinished window well grading.
- Non-sealed exterior window/wall joints.
- Non-sealed brick/stucco/siding joints.
- Rooftop plumbing vent pipes still capped off.
- Damaged, incomplete and/or shoddy roofing applications.
Municipal Inspectors quite often give Certificates of Occupancy with the following INTERIOR conditions still present:
- Final appliance hook-ups incomplete.
- Gas kitchen appliances installed with electric-only outlets installed.
- Door stops, towel bars, and toilet paper holders uninstalled.
- Water heater pilot light unlit.
- Air conditioning systems yet to be connected and charged with freon.
- Doors that do not fit properly in their frames.
- Missing finish wood trim.
