Builders Inspections (Phase Inspections)

Building a new home can be an exciting and rewarding experience.  A new home can deliver the right floor plan and the exact finishes you prefer. It is a complicated project and a huge investment. The support, advice and information that you will gain from a third party inspection is invaluable.  Do not leave out this important step in the building process.  It is small investment for something that cost so much.

At some point you may sell your new constructed home, and your buyer will most likely have it inspected. The discrepancies a phase inspection reveals now may seem minor, but they will come up later in your buyer's  inspection if they are not corrected.  It is in your best interest to have everything corrected now. If there are items that cannot be fixed before closing, and you certainly do not want to delay closing, ask the builder to sign a written list of items to be repaired or completed in the near future.

Buyers of re-sale homes almost always have property inspected by a licensed professional inspector. However, buyers of new homes often do not take this important step. There are several reasons for this:

• Since the buyer is purchasing a brand new home, he/she thinks that the inspection is an unnecessary added cost.

• The buyer feels that they are protected by the builder's one-year warranty for workmanship, plus extended structural warranty.

• In many cases, the home is inspected by city inspectors as a part of the permitting process.

• Buyers believe that they can rely on the builder's reputation.

• The builder is resistant to third party inspections.

• Buyers are not aware that a real estate inspection for a newly constructed home is recommended.

• The buyer plans to "keep an eye" on the construction process.

• Buyers fear damaging a business relationship with his/her builder and contractors.

The construction of a new home is a big project involving many contractors and suppliers. As the buyer and homeowner you are the financer and recipient of the final product and If you are like most people, this is usually your largest investment.  Understandably, most people want to establish a good rapport with their builder. Therefore, they must rely on the builder throughout the construction process and for future warranty and service work. They feel that they need the builder's friendship and good will, and do not want to risk damaging the relationship.

Let the builder know at the outset of construction that a phase inspection will be conducted during construction. You may hear (from the builder or contractors) that "this is unnecessary and that a code inspection will be performed". Stand your ground on the inspection decision and not let them deter you from making the right decision. After you have let the builder know that you will be getting an inspection, send an email or written note clarifying when your inspections will be done. Make it clear that you will need to have the utilities connected for your final inspection. Allow enough time after the final inspection for corrections to be made before closing. The three construction/phase inspections that PPA performs are Foundation, Pre-sheetrock, and Final inspection.

Foundation Inspection

With some complicated foundations, you might need to have a structural engineer review the construction as it progresses. In most cases, PPA's inspectors can do this inspection. Usually, city inspectors do a layout inspection, making sure the foundation does not overlap property lines. Whether or not you're in a city, ask your municipal inspector to double check this. Also, ask for a copy of the "forms survey" and the foundation blue print, if the builder has one. This is a valuable document in the event a plumbing leak is sustained in the future. If there is any doubt whether the structure encroaches over property lines, have a survey performed before proceeding further. In addition to the layout, the inspector will check the steel content, depth of footings, post tension cables, and other parts of the foundation for any issues or discrepancies. 

Pre-Sheetrock Inspection

Most builders invite the homeowner to do a walk through after framing, HVAC and plumbing rough-in, and when electrical wiring is complete.  This is a great time to look at your outlet locations and window and door placements.  Make sure that any changes in the plans have been made by all sub contractors.

While you check for layout items, PPA can look closely at the construction. Our report might include: broken plumbing lines, improper flashing, cut or bowed studs, inadequate bracing, beams that over-span their strength, AC ducts that are crushed, etc.  These items are easy to correct at this point, since sheetrock and finish materials have not yet been installed.

It is not realistic to expect the construction to check out perfectly at this point. Every builder in every price range will have some items to correct, both from a municipal and the third party inspection view point.  Let your builder know that you will provide him with the report immediately, so that he can address any items in need of repair before the drywall is installed.

Final Inspection

All utilities will need to be turned on in order to complete the Final Inspection.  Normally, the builder requests a "walk-thru" inspection with you when the house is substantially completed. If the utilities are on, you should schedule PPA to inspect the property at this time. You can focus on paint and touch up items, while PPA conducts a more thorough inspection, checking for leaks, non functional outlets, final grading of the lot, flashing problems, appliance operation, voids in mortar, etc.

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