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Introduction
Anyone in the market for a home—new or previously owned—will benefit by hiring a home inspector. Complex heating and cooling, electrical or low voltage systems may require additional specialists for individual inspection.
Why have your own inspector for a new home? Doesn’t the local building authority inspect all new homes? In most cases there are local code enforcement inspectors tasked with inspecting new construction or remodeling projects at intervals during the construction process. Typically the work is first inspected at the time of grading, excavation and foundation preparation prior to pouring concrete for footings and foundation. After all framing and masonry is in place and all plumbing, mechanical and electrical systems are roughed in, these phases are inspected by specialists. The building inspector returns for another inspection before interior walls and ceilings are covered. The fourth round of inspection comes after all trades have completed their work and the appropriate inspectors return for a final inspection of all components.
It sounds bulletproof but there are gaps in the armor. First, few people are more overworked than government building inspectors. The housing boom has boosted their workload to the point that time for each inspection is limited. Second, government employed building inspectors are inspecting for safety and livability issues related to the building code. It’s not their job to insure your preferences are satisfied. So long as there are no code violations, their signature goes on the card. Additionally, although approved plans are required on site, there may be no comparison made by the inspector between the plans and the actual work completed. Point being, you may not be getting what you think! You’ll be well served if an experienced home inspector is on hand to look over your shoulder to ensure all is like you want it to be.
Partnering with a qualified home inspector of your own choosing is also critical when considering a previously owned home. Conditions may exist from original construction that could cause problems; un-permitted or improperly done work during the life of the house may not be obvious or disclosed; damage and deterioration may have occurred in areas not readily accessible during a sales walk through; and code changes may have rendered some elements of the home obsolete.
Your real estate agency will offer to provide an inspector on your behalf. Whether you elect to use their nominee or select your own inspector, homework is required to be sure your inspector is up to the task.
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