Originally Posted By: Mike O’Handley
This post was automatically imported from our archived forum.
Because you make mention of wanting to have the home looked at by a private inspector, It sounds like you did not have the home inspected before you bought it. However, you mention an 'inspection list' where the insulation was checked off. Was that the municipal inspector's record or the builder's list?
If your codes require insulation above the ceilings, it would be appropriate to contact the local building inspector's office, talk to the supervisor there, point out the oversight and ask them to address it to the builder. Nobody's perfect. Some municipal inspectors do 20 to 50 inspections a day, so it is possible it was accidentally missed. The code folks still have the ability to enforce corrections even after they've issued the certificate of occupancy.
I suppose now might be the time to point out that you should have had a professional home inspector look at the home before you bought it. As others have pointed out, it is common to find some significant issues on new homes that have been missed. That said, even if you had, it might not have done any good anyway. Over the years, I've been involved in a number of spirited internet debates with some home inspectors from Texas over the issue of going all the way into attics to inspect them completely. Apparently, there are a fair number down there who won't go beyond the hatchway, because they claim doing so will damage the trusses, it will damage the insulation, it's unsafe because it was too hot or all of the above. So, unless you'd hired a guy who you were certain would definitely have gone all the way in, a private guy might have missed it anyway.
The one-year warranty inspection recommendation is a good one. If you opt to do that, ensure that whoever you hire goes all the way into the attic and any crawlspaces you have and make sure they have a copy of the NAHB Residential Peformance Guidelines. You too should prepare for your inspection by obtaining your own copy of those guidelines at the NAHB website: http://www.nahb.org
so you can familiarize yourself with the differences, if any, between the guidelines of the NAHB and the standards that you agreed to in the contract you signed with your builder.
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Kenmore by the Lake, WA