I was having a discussion with a real estate agent in my area as to why a customer who had placed an order for a home inspection later changed their mind and decided forgo this part of the property transaction. It seemed as if the buyer was talking to the on site real estate agent and the project supervisor and they convinced them that everything was cool with the property, that the codes officials had inspected the property several times during construction, and had gone through it with a "fine toothed comb" before issuing the CO (Certificate of Occupancy) as required by local building departments.
To me, this is like having the fox look after the chicken coop. To be brutally frank, many builders do not want pesky home inspectors picking their properties apart as some inspectors feel that they are a gift from God to the industry and go to real extremes and make mountains out of mole hills. I do not blame builders for not wanting to deal with these guys.
However, the main purpose of having a new construction inspection is to have a fresh, independent set of eyes assess the real issues. Generate a final Punch Out List that all parties can agree on before the new owner takes possession of the property. I even label these reports, Punch Out Inspections.
A good example of what I am talking about is this electrical panel. Although we are not "Codes Inspectors", the electrical departments for Davidson and Williamson Counties here in TN have adopted the National Electrical Codes requirement for having Arc Fault breakers installed in the electrical panel that provide service for the bedrooms and the smoke alarm system. The red arrows are pointing to these circuits.
Now, it seems as if both the electrician and the codes inspector failed to notice that these circuits did not have these breakers installed. Most new home buyers do not know this and would not have been noticed or thought about again until the house was sold years later. Worse yet, there was the potential for shock hazards for the couples young children as these are designed to trip the circuit if a surge or arc situation is sensed.
So even though a house has been inspected by the codes officials, for peace of mind, get a second opinion from an independent inspector. Houses are built by people, and people do make mistakes.
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The local inspectors typically are overworked and underpaid, so there are many violations that slip through. I usually tell my buyers to hire a independent inspedtor to check the construction several times throughout the project, especially before drywalll goes in. You will be surprised how the call backs drops when the buyer does this. Money well spent...
In our area it was the norm to find many violations of local code in newly constructed homes. Hence, one of the reasons I advocate strongly for a home inspection prior to closing.
It makes for a handy dandy punch list for the buyer to give to the builder. Also, you'd be surprised how quickly the corrections are made to the home when the buyer won't close until those items are fixed :-)
Good advise.
It also makes sense to have your own representation when buying a new home.
The well trained, well dressed, well mannered agent sitting the model is representing the seller (builder). Take your own agent and put them to work.
Lee... You are absolutely right...
Kris... These do make great punch-out inspections...
Chris... I do not trust the builder's agent for that very reason...
Morning Michael,
Another good post to support the need to have a home inspection re-sale or new, there are potential issues that the buyer would miss. Time and money well spent.
Mike, I've seen with my own eyes that some building inspectors don't really do anything except check off a form when I had an addition put on several years ago. During the course of the building addition one inspector (plumbing) didn't even go in the room but issued their checkoff from the front door. Anybody relying on county inspectors is nuts.
Mike - always a good idea to get an inspection. Building inspectors have been know to interpret code incorrectly.
This is one of the best blogs i have ever seen. All inspectors should do this. So many agents have no clue about the problems you find on a daily basis.
Richard, Thank you so very much for this compliment...
Michael, Without a doubt~HAVE AN INDEPENDENT INSPECTION! I have had so many challenges with new construction and haphazard work. I ALWAYS recommend an inspection regardless of age or condition.
Michael,
I have, as well as others here, written blogs on this very subject. My last new home had so many problems I had to reinspect the property for my clients twice!
Here is part of the nice letter they wrote after they had closed and move in. I think it gets the point across about inspecting new construction.
"As we discovered, even if you are purchasing a brand new home, it is EXTREMELY important that you have a knowledgable inspector go over everything. Many times people decide against having an inspection when they are buying a newly built home but that is not a good move. The things you discovered during your inspection would have cost us at least ten times what your fee was to repair. It was the best money we spent."
Michael: Great catch, glad you were on the ball and on the job...
Michael, I too have found missing arc fault breakers on new construction----the local jurisdictional inspectors have no time for details----it is just a fact of life. People already think that permits cost too much and therefore we get what we pay for.
Michael,
You can say that again. Code inspectors serve a function but it is not to make sure the home is built right or safe, not to any detail at least.
Steven
"You can say that again. Code inspectors serve a function but it is not to make sure the home is built right or safe, not to any detail at least."
Maybe the inspectors in your area are not doing there job but here in Ohio we do insure that it is both safe and built to code.
My service area includes 10-12 seperate AHJ's. All but a couple have excluded the AFCI requirement. I am sure you have done so already, but for those who have not, it is important, when using code references, to make sure that the AHJ not only uses the code that you are referenceing, but that you understand the local exlusions.
I don't get too excited about AFCI's. The last generation of AFCIs don't actually do anything useful anyway. They were yet another example of a useless, expensive item forced upon us by the electrical device industry. The next generation of combination AFCI's might actually do something to protect homeowners.The new ones are supposed to be able to react to both series and parallel faults. That would be cool, (if they are not prone to nuisance trips), and useful.
Are you still under the 2005 NEC? You will need them at more than just the bedroom circuits when they adopt the '08.
Here's the rule in the 2008 NEC:
(B) Dwelling Units. All 120-volt, single phase, 15- and 20-ampere branch circuits supplying outlets installed in dwelling unit family rooms, dining rooms, living rooms, parlors, libraries, dens, bedrooms, sunrooms, recreation rooms, closets, hallways, or similar rooms or areas shall be protected by a listed arc-fault circuit interrupter, combination-type, installed to provide protection of the branch circuit.
Tim Howe
Michael
Decided to look at this panel.
Where is the Main?
Where is the equipment grounding conductor (or) the bonding screw? Missing? Then this panel IS unsafe.
Was a disconnect outside? If so this panel IS unsafe!
Apparently your inspectors do not know the code!
"I don't get too excited about AFCI's." I do they ARE very important.
Tim I wish we knew your credentials!
"Worse yet, there was the potential for shock hazards for the couples young children as these are designed to trip the circuit if a surge or arc situation is sensed."
AFCI's do not prevent shock hazards. GFCI's do.
Mike,
Instead of just telling us how this is unsafe or that is safe, it may benefit everyone if you would explain why.
James
I thought is was stated above but again.
The panel is wired for a 4-wire system but feed with a 3-wire.
No equipment grounding conductor.
Could be a main panel but I do not know. If it is it has no main and is not bonded.
The fourth wire, equipment grounding conductor comes in with the other three wires and runs to the left and up to the top of the left equipment grounding bar. All grounds and neutrals appear properly separated to me. I see nothing about this panel to indicate that it is anything but a remote distribution panel.
Mike,
I wasn't referring to myself. Other people besides home inspectors read these blogs. Michael wrote a very good blog where he simply explained the issues. As inspectors it is our jobs to communicate with our clients and the people involved in the transaction in a manner in which they can easily understand.
The service equipment grounding conductor or bonding screw will sound like Greek to many people. That is what I meant. I guess I should heed my own advice:).
Charlie, I concur.
The neutral MUST be insulated.
It is in contact with the panel and will send current through the panel.
The neutral wire is "grey" not uncovered----from here anyway:) What say ye Michael?
I need glasses.
Charles, the neutral wires are white and are landed on the neutral bar. The grounds are landed on the ground bars which are bonded to the cabinet...