I was wondering if there is anything different anyone does when performing a inspection for a 1 year warranty inspection?
Nope, treat it like any other inspection.
That’s what I did…same as Kevin…
Thank you, its what I was thinking but I have only been doing inspections for about 8 months so wanted some insight.
Inspection wise I do the same process, same detail. But I charge about $100 less than a normal inspection, because I don’t take pics of everything, and add all that extra info for the buyer into the report. I only take pics of any defects and comment on those… so it goes a little faster, and not really a report to worry about wrapping up at home… so I’m curious if everyone else charges less?
I usually charge more for 11th month inspections. They take longer and are more technical than a general home inspection. I often write up code issues on these, something that is not allowed under Kentucky law (when performing a home inspection).
I charged the same as I normally do this time because I am not sure of the process I am going to do so I am doing the same as I always do.
If I did not do a final inspection at the time of purchase, I performed a full inspection (at full price) just as if they were purchasing the house then. If I had performed their final, I offered a reduced scope warranty inspection, eliminating the mundane stuff (e.g., testing appliances - they already know if they’re not functioning right) for a moderately reduced fee.
Here’s a description of the service that I offered (FYI: The website is available for purchase). https://homecert.com/warrany-inspections/
I include a link to NAHB Performance Guidelines. It allows me to remove myself from the builder / client negotiating table and sets reasonable expectations from the client.
I check for anything that would be covered under the warranty, (obviously), paying very close attention to the attic, and roofing. I have found roof leaks on these inspections. One had drywall water staining that the owner never even noticed… also the other main aspects of the home (hvac, plumbing, electric). I have also found leaking shut off valves that the buyers didn’t know about.
I had one where all the floor tiles on the second floor bathrooms were cracking because they didn’t use an underlayment under the tile… that was a good find, probably saved them $5k…
And check the dryer vent termination! I had one where the owner said the dryer wasn’t working well…I checked the voltage, it was good, so when I was on the roof, I noticed there was a screen on the termination. Completely full of lint, with absolutely no air flow. HUGE fire hazard, I have seen that numerous times, don’t know how it gets overlooked so often!
Just a few tips… I check everything in detail, just as normal, I just don’t include as many pics…
*** I also include any drywall or stucco cracks, even though the builder is not going to fix anything cosmetic, its good to have in there just in case it turns into something major later, they have proof it was happening early on.
This was a big help. Thank you
I do them the same but will discount the inspection by $25, I also give the same discount for inspection of a new home. For me the onsite inspection is going to take just as long as if the house was 20 years old but the report writing takes much less time. The only other difference is that I will ask the client if there is any issues they know about and I will make sure I double check those issues. There are issues that we might not discover because of “present conditions, on the day/time of the inspection.” Such as a coating/ (paint) that was applied by the builder at the front walkway. the client said it was very slippery when it rained. (it was mid summer, dry and about 100 deg. F.) So I borrowed their garden hose and sure enough, the “Paint” (I doubt if it was intended for outside and concrete) they used was oxidizing and was as slippery as snot when wet. So that found its way into the report.
Oh, and one more thing, in retirement communities with a lot of new construction, you will probably get several referrals from your clients for neighbors wanting 11th month inspections, I know I do!