Does A Brand New House Need An Inspection?
Absolutely! Most builders try to provide a high quality house, but they have to balance that with staying competitive. For builders, it often comes down to 'survival of the cheapest'. Much work is done by sub-contractors. A construction boom in recent years has caused a shortage of skilled labor. Coordinating schedules between different trades is a juggling act. New products are constantly being introduced into the market adding even more confusion.
Municipal inspectors try to do a good job but they're vastly overworked, often looking at dozens of houses each day. A thorough home inspection takes hours, not minutes. Municipal inspectors simply don't have the manpower to find all the construction defects.
If you're not convinced yet then take a look at some example photos of defects I've found in new construction.
How Much Does A Home Inspection Cost?
The cost of a home inspection is often a small fraction of the cost of the problems discovered � truly the deal of a lifetime!
The minimum fee of $350 will cover smaller homes that are fairly new. Condominium inspection fees are slightly lower. Fees are higher for larger homes and older homes because they take longer to inspect. Travel fees may also apply depending on where the property is located.
It's not practical to give pricing by email, so please call and I'll be glad to give you a firm price. Be prepared to describe things such as size, age, foundation configuration (does it have a crawl space?) and where the house is located.
Why Do Your Competitors Cost Less?
All home inspectors are not equal. You only have one chance to get a good home inspection. You don't want cheap � you want the best home inspection possible! Saving a few bucks by using a bargain-priced home inspector could cost you thousands of dollars in repair costs in the long run.
I know it's hard to compare the quality of a professional service; that's why I have sample reports right here online. If you're still thinking of going with a cheap home inspector then get a sample of their report and compare it with mine. You really do get what you pay for.
What's Included In The Inspection?
A home inspection is a visual evaluation of the major systems in the house including structure, roof, exterior, heating/cooling, plumbing, electrical and the interior. As long as it's safe and accessible I'll walk on roofs, enter attics and crawl spaces, remove access panels and operate equipment. I'll look at every room in the house using the Standards of Practice of the American Society of Home Inspectors (ASHI�). See the sample reports to get a better idea of what's included in the inspection.
May I Attend The Inspection?
Yes, you should attend the inspection to get the most benefit. Be suspicious of any inspector who doesn't want you along during the inspection.
When Should I Call To Schedule The Inspection?
As soon as possible after you have a signed purchase contract. I'm often scheduled a week or more in advance, so make sure that your purchase contract has plenty of time for you to get repair estimates for major problems that may show up during the inspection.
For newly constructed homes, schedule the inspection a few days before your walk-through with the builder so that you'll have my written report in your hands during the walk-through. You should schedule warranty inspections at least a month before your warranty expires. Again, keep in mind that I'm often booked a week or more in advance.
How Do I Prepare For The Inspection?
It's the seller's responsibility to get the house ready for the inspection. The seller should:
- Have all utilities turned on (water, electric and gas).
- Have all gas appliances ready to run with pilot lights turned on.
- Clear access to areas like attics, crawl spaces, electric panels and furnaces.
- Unlock areas such as storage closets, fence gates, electric panels and crawl space hatches.
- Remove pets from the property, or secure them so they are not free to roam.
To help you get the most benefit from the inspection you should leave the kids at home � you won't be able to pay attention to them and the inspection at the same time. For the same reason, if you have family members or friends who would like to see the house you should arrange that for another time.
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