New Home Inspections: Why Are They So Important?
New homes are the most difficult to inspect because problems have not yet been established or proven.
A new home inspection needs to focus on predicting problems rather than demonstrating a problem that has already occurred and has potentially been corrected. The new homes have never been occupied and, therefore, any installation omissions or construction errors have never been identified or corrected. There are no symptoms to analyze or point out potential problems. As a result, the evaluation should focus on knowledge of building codes and good construction techniques. Every function has to be evaluated and every system analyzed for the function. Typical concerns in new home construction include:
Structural and Foundation – Building codes are developed to establish a minimum standard and often do not reflect the standards of the new owner. There should be no damage due to the backfill process (no damaged foundation). Each crack should be noted and its location identified to analyze future movement. There should be no signs of water penetration (the areas around the water lines and
trenches where utilities were brought into the house should be checked as they often leak). The house should have been secured to the foundation (check all foundation straps, joist supports, columns and I-beams, and floor joists damaged by electricians, plumbers, and heating contractors). Size and spacing of floor joists should be checked (floor joists under heavy objects may need bracing).
The beams under the interior wall partitions must be doubled. Double studs should be provided in stairwells and openings in the flooring system.) Load-bearing walls should be flush from the basement to the top floor, and solid blocks should be placed under large window and door openings. There must be no damage to the structure (structures are designed to withstand safe wind and snow loads and
must not be cut or damaged in any way).
Heating and cooling: Many of the accessories, such as humidifiers, condensate pumps, and air filters, are often left out. Ducts are often left disconnected or filled with construction debris. Heating and cooling capacities are often undersized. Gas lines should have a blue tag indicating they have been checked and are OK. The location of the oven thermostat must be sufficient to give even
heat and cooling. There should be insulation on heating and cooling ducts that pass through unheated spaces. Kitchen and bathroom exhaust fans must be properly ventilated. The air conditioner must be raised above ground level and properly leveled. The furnace filter should have been replaced and have no built-up construction debris.
Plumbing and Bathrooms: Plumbing problems in new homes tend to be minimal because they are so obvious. However, there are a few things to check: Run water in all faucets. Check all solder joints for leaks. Check the drain for leaks, especially sink traps. Pay attention to water hammer which can indicate loose pipes in the walls. Check for loose shower and tub faucets, quite often the
the strapping is missing. Check for loose or untied pipes. Check that all accessories are tight.
Electrical: Electrical problems also tend to be minimal in new construction. The electricity trade is usually well regulated and there are not so many variables. Typical concerns include the following:
The service panel should have been inspected and the building inspectors approval should have been affixed to the panel. Breakers must be properly identified at the service panel and complete wiring at the panel. Electrical grounding must include plumbing. All electrical switches, lights and outlets must be working properly. There should be no damage to the accessories after construction. All attic, crawlspace and special request wiring must be verified for completeness.
Kitchen and interiors: People who buy homes are often very demanding when it comes to interior work. Some imperfections must be tolerated in new home construction. However, at a minimum, the following should be verified: Proper operation of all doors and windows. All appliances. they should be checked, as they are often untested.
level. Check floors. A good tile job highlights a good house. Check for damaged fixtures such as mirrors and plumbing fixtures. Check that the base molding is complete.
Attics and Roofs: Insulation and ventilation are the main concerns in an attic. Make sure recessed lighting is not covered with insulation unless there is manufacturer approval.
Insulation should be R38 or 14″ of attic floor insulation (depending on geographic location). Check that insulation is not obstructing soffit vents. Check for damaged trusses. Check for roof leaks, especially around flashings Check drip edges Check around skylights and chimneys Check for roof drainage All gutters and downspouts must be in place, well secured and sufficient
to hold all the expected water without any overflow.
Exterior: All windows and doors must have adequate flashing. All windows and doors must operate freely. The siding must be safe and clean. Painting and caulking should be complete (check areas around cornices, windows, lintels, and doors – these are areas that are often not completed). All utility holes must be filled properly. Splash blocks should be placed under all drains.
Grounds: The drainage system around your new home in Houston should have been well developed. There must be a positive slope immediately around the foundation, grass has been planted, all construction debris has been removed, and all sidewalks, driveways, and patios have been finished.