Phased Home Inspections
Phase Inspection Building a new home is both exciting and at the same time can be daunting – the process, regardless of your starting point requires many parties working together to achieve your goal. But, it’s your new home, so why have it inspected in the first place? Throughout the years, we have seen a decline in the quality of new builds as the economy has recessed and fluctuated and builders have attempted to keep control over their cost. Now more than ever homeowners are experiencing higher repair costs within the first few years of living in their new built home. While many builders strive to build a good home, the dozens of subcontractors and trades in and out may not meet such high expectations.
We recommend hiring an unbiased, trained professional inspection service to help oversee the construction process that serves one party alone: YOU! Many purchasers of new construction homes mistakenly believe that buying a new home exonerates the need to have an inspection performed. But consider this – new automobiles must pass stringent quality control checks before they are placed on the market to sell. Shouldn’t your new home and investment meet the same tests? And shouldn’t these tests be analyzed by someone other than the seller of your new home? If your new home is subject to issues after closing, it will be solely at the discretion of the builder and/or Warranty Company to resolve claims to your satisfaction.
For these reasons and many more, we have developed a four-step-phase process to assist our clients with quality control and deficiency protection plan. With each phase inspection DFW PROPERTY INSPECTORS will provide a written report for you and your builder to review – our office staff and inspection team are ready and available to assist all parties in making the proper corrections and appointments in a timely manner. It is our goal to work for you and with the builder to build your dream home.
Slab Inspections are performed 24-48 hours prior to slab pour. Upon completion of the on-site inspection, DFW Property Inspectors will return to the office and begin constructing your digital report. The report will be comprised of digital photographs and locations of each defect, as well as the relevant references for issues discovered during the inspection. This helps ensure that once your builder has the report, the required corrections are implemented.
Framing inspections are performed within 48-72 hours prior to drywall installation. The inspection is a room to room examination of the building shell to determine the soundness of the structural and mechanical workmanship. This inspection is especially revealing and cost effective as it allows the inspector to see the “insides” of the house.
DFW PROPERTY INSPECTORS will include a review of all structural and framing components, mechanical, plumbing, and electrical rough outs, attic ventilation and roofing systems, and special attention to the external shell with emphasis placed on moisture intrusion problems. This is often the most lengthy report with common deficiencies including unsecured walls, defective lumber, missing sheer walls, improperly nailed wall sheathing or siding, missing flashings, inadequately secured or altered trusses, poor workmanship in the framework, missing beams, improperly installed components, inadequately sealed windows, missing roof vents and pinched electrical wires due to framework.
Our final inspection is carried out just prior to your final walk through with your builder. All fixtures and finishes should be in place, electricity and water on, and your home is cleaned and ready for closing. DFW PROPERTY INSPECTORS will check all the systems including: structure, exterior, roof, floors, ceilings, air conditioning, electrical, plumbing, appliances etc. You will receive your computer generated report the same day as the inspection which will greatly prepare you for your walk through and provide you with a formal documentation of items needing repair.
New Builder’s Warranty Inspection 11th Month
The One Year Warranty inspection is the home owner’s final opportunity for inspection before the 1 year warranty offered by the builder expires. Allow a professional inspector to create your laundry list of defects for the builder’s warranty company to ensure nothing is missed on this important review. Don’t fall into the common trap of thinking this is the only time to inspect.
We have a list of clients that have gone this route in the past and have seen it many times: lack of builder response with reasonable warranty repair requests (after all, the builder moved this inventory and was paid a year ago – pre-closing they are still held financially responsible by the homebuyer), construction crews making repairs with occupants in the home (versus correcting issues pre-closing when your home was still an actual construction site) and companies leaving the state or going out of business prior to the one year mark….
why not avoid these headaches and inspect from the beginning? We recommend having DFW PROPERTY INSPECTORS come out at the 11th month to create a warranty report – this gives you a month to contact, negotiate and request repairs through your builder’s warranty program. We are experienced in dealing with these programs and can assist you as needed through this process.