Originally Posted By: ksutherland This post was automatically imported from our archived forum.
Later this week, I have an inspection to do on a house that has just been constructed. From what I am told the house is finished except for the floor covering. The agent who scheduled the appointment told me it is New Construction and he would like me to be very detailed in my report and to pick the house apart.
With the house being finished (except the floor covering), I can not treat this job as a new construction inspection. My question is, is there more to look for in a new construction home where the building process is completed than on a normal inspection where the house has been lived in 
So far I think I am going to make sure the client understands that with the house being finished this is not a new construction inspection, and it will be treated as a normal inspection, just reporting on what is visible.
Is there any other steps to take or items to inspect when dealing with a house that is newly constructed and through all the parts of the building phase 
Originally Posted By: jmichalski This post was automatically imported from our archived forum.
Kevin,
It sounds like a pre-settlement inspection, where the client wants you to go through the place and look for everything his builder was supposed to do and do properly.
It may be useful for you to have the plans or specs for the house if they are availble, so you can compare materials used to the ones listed in the specs, etc. You should also check for places where they may try to take a short cut (garages are a good starting point) or have finished but not quite properly.
If this is what the client is looking for, it is a bit different from a standard inspection in that they want you to write up minor details so they can get the builder to address them immediately. It may not be what you are used to, but it is very similar to a one-year warranty inspection, with the exception that you have the opportunity to check the materials against the specs. (i.e did they substitute cheaper windows, downgrade the amount of insulation, etc).
I could be wrong, but that is what I would expect to encounter from what you told us.
Originally Posted By: dvalley This post was automatically imported from our archived forum.
Quote:
It may be useful for you to have the plans or specs for the house if they are availble, so you can compare materials used to the ones listed in the specs, etc.
I never obtain plans of any sort for a new construction. The materials and design discrepancies would be between the builder and the buyer, not me.
Your main objective is to check for safety issues, incomplete or missing items throughout the house and improper installation techniques. Keep in mind that you?ll never have the opportunity to inspect a perfect new construction home. There will be issues. I always manage to have a compiled list for my clients whether it is safety issues, upgrade recommendations or improper installation techniques. Inform and report and you should be good to go.
Originally Posted By: Blaine Wiley This post was automatically imported from our archived forum.
The expectation in this area is the same as what Joseph stated. We have no tract housing here, everything is done by a hired builder, mostly on a lot owned by the buyer. Once in a while we have a spec home.
Most of us here check the building against the plans, and look for things like windows, doors, appliances, HVAC, etc. against the build sheet. Last week I did one which called for a 3 ton, 14 seer heat pump and 10 kw furnace. Guess what was installed, a 10 seer A/C and 10 kw furnace and oh by the way, it was 2? ton for a 1680 sq. ft. two story home with no return on the second floor, as it showed in the plans!!
Situations like that are rare, but the buyer was obviously happier with me than he was the builder. My advice to you is to charge more, and deliver more on a new home. If it isn't right at the beginning, it never will be!
Originally Posted By: dedwards This post was automatically imported from our archived forum.
All good advice. If possible have the customer with you so you can show them how everything works, raise all the windows, flip all the switches, and check the bedrooms for AFCI compliance. Before you run the dishwasher make sure you take all the paperwork and styrofoam shipping blocks, same for the oven if you check the oven for temperature. I do and have found several new ovens that were not accurate on temperature. The customer hates it when you wash or burn up the instruction manuals and destroy the free box of dishwashing powders. Go figure. Ive done a number of new construction and I treat them just like any house, pay particular attention in the attic. Have found pieces of the trusses missing, range hood flues or even fireplace flue that were disconnected. I love doing them because they are usually empty and I don’t have to put my hands on someones filth or breath ghost farts from past generations of occupants.
Originally Posted By: cmccann This post was automatically imported from our archived forum.
To keep the clients busy I hand them a roll of blue painters tape and tell them to stick a piece next to any cosmetic defect they see. It really helps, because they always take up your time with pointing out paint defects etc…
Originally Posted By: rmoore2 This post was automatically imported from our archived forum.
I agree with david…Look for the stuff in the dishwasher…
I did a new house about a 2 months ago.....everything looked pretty good..went to test dishwasher..........guess ?? .......no water line hooked up to it.. pointed it out to the buyer......he was real happy. !!! Sometimes you will have a oversight on new houses.......It's something you have to live with.
I like doing new inspections.......Because usually... everything is new...and your checking for safety and builder issues.......not 40 years of spider webs and dust !!