INTRODUCTION - 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 new, afterall. Plus, there is usually a 1 year home warranty and assurances have been made by the builder to fix anything they find within that time frame. Here are some items to consider before closing on a new home without having your own independent inspection performed. 

MOTIVATED BUILDERS - Buyers are led to believe that any needed work will promptly be performed after they move into the home. Often builders are less motivated to return to the property promptly to complete repairs after they have received their money. Other builders are are prompt 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 done. 

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, or unfinished plumbing vent connections. Municipal Inspectors do NOT verify the workability of appliances.

Most buyers of brand new homes assume that their new home will be in perfect working order when they move in. Friends and even some real estate agents often tell buyers that an inspection on a new home is a waste of money. The city inspector has already inspected the property. Right? And besides, the home is brand new.

A home inspection performed by an independent Certified Home Inspector will protect the buyer by bringing to light the complete punch list before closing. Builders use the term "punch list" as the name for the list of items that still need to be completed on the home after the walkthrough.

Buyers want to be assured that all of the systems are working before they move in. Many people mistakenly assume that the city building inspector is going to go over every detail of their new home with a fine tooth comb. That is simply not their job. City building officials make sure that current building standards are met during the construction process. They are not responsible for putting the new dishwasher through a wash cycle or verifying that all of the roofing shingles are in place after a recent windstorm.

Independent Certified Home Inspectors are hired to evaluate all of the home's systems and make sure they are in working order. For instance, it is quite common to find that the electrician has not made the final hook-ups to the dishwasher and disposal. Finish carpenters often forget to put on small hidden pieces of trim. Window installers sometimes fail to be notified to return to the property and install the screens. Home inspectors bring these items to light so that final work can be completed before you close.
If you didn't build the home your buying, a home inspection is recomended.

During the planning stage I will meet with you, your home designer or contractor, and will make suggestions as to materials being used, design tips, and quality control.

During the building stage I will make inspections above and beyond any city or building inspection

At the final stage of the building process I will prepare a "punch list" for the contractor(s) to complete

The fee for this will vary as to how involved you want me in the building process.  the average fee is $1000 to $3500.