New Construction - Needs a Home Inspection

7/13/2024

Market changes over the last years have pushed more home buyers to consider new construction homes.  New homes are great.  Fresh design, up to date finishes and fixtures, modern appliances and typically better energy efficiency due to code-driven requirements for improved insulation, windows and heating and cooling systems.  With these advantages, why will a new construction home need an inspection?

Las Cruces area home builders generally do a pretty darn good job completing quality homes (especially compared to work I have seen in bigger metro areas of the country).  City, county and state code inspectors provide additional over-site for key systems and components “behind the walls” especially electrical, plumbing and structural framing. 

That said, building a new home is a complex project. Dozens of trades and hundreds of hands touch each new house with everyone focused on completing their specific task or installation.  Contractors must work quickly to be cost effective and stay competitive.  With complexity and speed, comes the risk of errors and damage to components already installed.

A new house should have a comprehensive third-party examination by a Home Inspector trained in residential building science. The resulting Inspection Report will document deficiencies, incomplete installations, areas with poor workmanship and identify damage to components caused by other trades or construction accidents.  New home inspections often note as many or more adverse conditions as reports completed on older existing homes.

Typical problems I find at new homes - just at the roof, include:

·         roofing material damage

·         incomplete seals at utility penetrations

·         missing or improperly installed roof flashing 

·         flue and vent weather covers above the roof may be damaged or not installed 

·         roof design can require rework to drain all areas completely

·         attic ventilation is sometimes missing or installed improperly.

Attic and infra-red camera inspection detail areas with incomplete insulation and air barrier installation.

Windows can be found installed with defective reflective coatings and drainage at window frames blocked by stucco over splash.

Inspection of the interior can reveal numerous problems: 

·         sink and tub drains can be blocked by construction waste

·         plumbing fixtures and sink tubs with loose connections at counter tops

·         loose pipe bracing within shower walls

·         lighting, ceiling fans and receptacles may be loose and require service 

·         doors and windows often need adjustment to open and close reliably

Although beyond the required scope of New Mexico’s Home Inspection standard of practice, Inspection Connection will report new home cosmetic defects including incomplete paint, caulk, tile grout and cabinet scratches or dings.

Builders have historically honored a 12-month warranty for defects discovered at any area in a home.  These warranties are becoming more limited in scope.  Economic pressures are forcing builders to find ways to limit the risk of claims and reduce costs.  The one-year warranty on new homes may only include the structure, roof and electrical system.  A few local builders are completing “Zero Warranty - WYSWYG” homes – what you see is what you get! Once the new homeowner signs closing documents – they will be on the hook for any issues that comes up with plumbing fixtures and water distribution and drainage systems, stucco and siding, doors and windows, HVAC, ducting, flooring, appliances and so on…

The inspection of a new construction home before closing is ever more critical as the scope of the builders’ warranties continues to diminish. 

Take time to understand the duration and scope of any warranty your home builder offers.  Quality home builders gladly resolve issues identified prior to closing – trades and subcontractors will still be reachable to make repairs. An Inspection Connection Home Inspection is an important and valuable tool in the new home purchase process.

Miles Dyson has been an ASHI Certified Inspector (ACI) in Las Cruces since 2007:

·         Licensed Home Inspector in New Mexico, Texas and Arizona

·         Certified Infra-Red Thermographer

·         RESNET certified Home Energy Rater working with many local home builders to improve comfort and energy efficiency in their project homes.

·         Original NM Home Inspection Licensing Board Member

·         Past Las Cruces Home Builders Association Board Member

·         Owner and sole inspector – Inspection Connection LC