Pre-owned home purchases are almost always preceded by an independent inspection by a state-licensed home inspector. However, new homes often get purchased with no such inspection performed. After all, do you really need an inspection on a brand new home that has a warranty, was built according to local, state and national building codes AND was inspected by code enforcement officials?

The short answer: Yes.
The long answer: Many people feel that they don't need an independent inspection because they're buying a brand new home. Builders will usually tell you they are not needed and a few will really try to discourage you from getting one. "We have our own independent inspections done" or "the city inspects every home" are the most common refrains. Inspections, after all, cause delays as they have to address any concerns found due to an inspection. Trouble is, new homes are built by humans... and almost never perfectly. Contractors, sub-contractors, day-laborers and more will often do work on a new home. Don't forget about the nosy neighbors, kids and potential buyers of similar homes in the neighborhood who will probably walk through the build site while the home is being constructed. Many times, work that was done correct by one contractor is undone or messed-up by someone else. Also, after something has passed the city or county code inspections (keep in mind, building code only sets MINIMUM standards), those things are almost never reviewed to see if someone messed-up work that was correct previously. Finally, sites are often not looked at that closely in the first place. If homes look pretty good in a subdivision by a certain construction manager, some may not get checked at all. Code enforcement officials are usually overworked and have LOTS of homes to inspect (and, of course, some are better than others).

If you're thinking your new home warranty will protect you, you're not completely safe there either. Home builder warranties generally just cover the home. Most state that, should something "break", the builder will only repair the home. What if a pipe was installed incorrectly or was damaged after being installed correctly and passing code enforcement inspection. Upon breaking, lets say your furniture, clothing or electronics were damaged. These items are usually not covered by the builder (and you better hope they are covered by your homeowners insurance). Even if nothing was damaged (or you got the personal items covered by your homeowners policy), it may take weeks to get repairs completed. Wouldn't it have been nice to know about that pipe before it broke? An independent inspection could have helped.

So, when do you get a new home inspected? The most important time is the pre-sheet-rock inspection. This is after all of the plumbing and electrical work is completed, but just prior to sheet-rock going up (which can cover-up any problems until it's too late). Other times (often part of a multi-phase inspection) include a pre-pour inspection (just before they pour the foundation and cover-up the plumbing and reinforcement rebar) and a final inspection after the home is completed (also great to do just before your initial "cover-all" warranty runs out). Ask a good real estate agent for the names of a good inspector. After all, what's a few hundred bucks in inspections to insure the largest purchase you've probably ever made is built correctly and built to last?

Ryan Cave, The "Caveman"
Truth, Honor & Personal Integrity
214-789-9366
www.CaveRealty.com