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Started By
Message
Pulled the trigger on a new construction home - tell me what I need to look out for
Posted on 5/15/23 at 1:57 pm
Posted on 5/15/23 at 1:57 pm
Located in central Texas. I think I have most things covered but I'd like to hear the non-obvious things as I'm sure I'm missing a ton of them.
Still a few weeks till close so there is time.
Thanks for the help.
Still a few weeks till close so there is time.
Thanks for the help.
7
Posted on 5/15/23 at 2:09 pm to thegreatboudini
I would get a home inspector out there right meow. Even if it has already been "inspected" by the builder/construction co., I'd still hire my own inspector.
Posted on 5/15/23 at 2:13 pm to thegreatboudini
Absolutely get your own third party inspector. Find one with good reviews.
Contractors are contractors. They’re in it to make money. Some are great but even those can make mistakes or miss punch out items. An extremely through inspection will at least give you a baseline of what deficiencies their are with the property and you can choose if they’re minor enough to overlook or to have the contractor address.
Contractors are contractors. They’re in it to make money. Some are great but even those can make mistakes or miss punch out items. An extremely through inspection will at least give you a baseline of what deficiencies their are with the property and you can choose if they’re minor enough to overlook or to have the contractor address.
Posted on 5/15/23 at 2:49 pm to thegreatboudini
I will give you my two cents on home inspectors. I would hire a plumber to inspect plumbing, an electrician to inspect electrical, HVAC, to inspect HVAC, and structural, foundation to inspect those areas, etc.
I wouldn't trust a home inspector ever again to do the entire home.
It is worth getting the experts for their assigned discipline of work. They will catch things not in code and other issues. Others may disagree, but the extra money is worth the issues of something missed.
I wouldn't trust a home inspector ever again to do the entire home.
It is worth getting the experts for their assigned discipline of work. They will catch things not in code and other issues. Others may disagree, but the extra money is worth the issues of something missed.
Posted on 5/15/23 at 3:04 pm to RockyMtnTigerWDE
quote:
I will give you my two cents on home inspectors. I would hire a plumber to inspect plumbing, an electrician to inspect electrical, HVAC, to inspect HVAC, and structural, foundation to inspect those areas, etc.
this right here - I did not, and now im 7 grand in debt on sewer issues, about to be 12k more in on sewer line replacement, and have electrical issues as well that i regret not getting a dedicated inspector on.
not new construction on my side, but definitely could have saved a LOT of money headache if i had.
Posted on 5/15/23 at 3:46 pm to thegreatboudini
any interior spaces next to exterior or garage walls or attic spaces must be checked for proper insulation. many houses i saw they never insulated the walls between garage and living space if it wasnt an exterior wall of the house.
also any living spaces over the garage will often not be properly sealed from garage things like gas fumes or carbon monoxide from running cars or they dont get insulated at all causing cold floors in winter.
i used to work in new construction and 8 out of 10 houses had no insulation behind shower stalls on exterior walls or closets around fireplaces in the center of houses. the fireplaces are the most glaring things that are easy to check for by just going in the attic and shining a flashlight to check.
another thing is go in attic and look around, often you find holes left that wont let water in but birds and whatnot (think bats and squirrels) still have openings to enter your attic and move in.
also any living spaces over the garage will often not be properly sealed from garage things like gas fumes or carbon monoxide from running cars or they dont get insulated at all causing cold floors in winter.
i used to work in new construction and 8 out of 10 houses had no insulation behind shower stalls on exterior walls or closets around fireplaces in the center of houses. the fireplaces are the most glaring things that are easy to check for by just going in the attic and shining a flashlight to check.
another thing is go in attic and look around, often you find holes left that wont let water in but birds and whatnot (think bats and squirrels) still have openings to enter your attic and move in.
This post was edited on 5/15/23 at 3:53 pm
Posted on 5/15/23 at 4:04 pm to ml
quote:
I would get a home inspector out there right meow.
He and I meet on Thursday at the property. Highly sought after in the area and came personally recommended from a very dear family friend who is a realtor. He allocated 3 hours. Should be fun.
This post was edited on 5/15/23 at 4:05 pm
Posted on 5/15/23 at 4:04 pm to ml
quote:
I would get a home inspector out there right meow.
And get someone who has memorized the code book and knows what they're doing.
Posted on 5/15/23 at 4:06 pm to RockyMtnTigerWDE
quote:
I will give you my two cents on home inspectors. I would hire a plumber to inspect plumbing, an electrician to inspect electrical, HVAC, to inspect HVAC, and structural, foundation to inspect those areas, etc.
So I was interested in an electrical and a plumbing, but this is also brand new construction with a very reputable local builder.
If it were older home I would do all of them, but I'm a bit on the fence right now.
This post was edited on 5/15/23 at 4:07 pm
Posted on 5/15/23 at 4:13 pm to thegreatboudini
new or not - you honestly have no way of telling if corners are cut in regards to the work being done. a little more money out for the inspectors, but secure peace of mind that you wont get blind sided on unforeseen stuff.
depending on where you are, once the line is signed - if you didn't get it looked at, you are likely fricked - it is what happened to my wife and I - a very expensive lesson learned
depending on where you are, once the line is signed - if you didn't get it looked at, you are likely fricked - it is what happened to my wife and I - a very expensive lesson learned
Posted on 5/15/23 at 6:27 pm to Thracken13
Ok.
I've got General Inspector for 2pm on Thursday. Plumbing Inspector for 3pm on Thursday. Electrical Inspector for 4:30pm on Thursday.
Let's ride fellas!!
I've got General Inspector for 2pm on Thursday. Plumbing Inspector for 3pm on Thursday. Electrical Inspector for 4:30pm on Thursday.
Let's ride fellas!!
Posted on 5/15/23 at 6:43 pm to thegreatboudini
What part of central Texas?
I live in weatherford. Bought about 8-9 months ago. There was a new build in my area they were asking the same amount that house we ended up with and the listing said “the builder spared no expense” word for word. I could not find one area the builder went above builder grade with the exception of spray foam insulation. Cabinets were painted builder grade, no water treatment on a well, builder grade floors. Just complete crap for the price point they were at. My house ended up appraising $135k under our offer and their asking price. . . I was grateful for how it worked out but wasn’t too happy how we ended up offering that much. So I got the house for what it appraised for. The other house is still on the market as of today still for more than the house we got and the house we got was done absolutely the way we would have wanted it.
I live in weatherford. Bought about 8-9 months ago. There was a new build in my area they were asking the same amount that house we ended up with and the listing said “the builder spared no expense” word for word. I could not find one area the builder went above builder grade with the exception of spray foam insulation. Cabinets were painted builder grade, no water treatment on a well, builder grade floors. Just complete crap for the price point they were at. My house ended up appraising $135k under our offer and their asking price. . . I was grateful for how it worked out but wasn’t too happy how we ended up offering that much. So I got the house for what it appraised for. The other house is still on the market as of today still for more than the house we got and the house we got was done absolutely the way we would have wanted it.
Posted on 5/15/23 at 6:55 pm to thegreatboudini
quote:
Ok.
I've got General Inspector for 2pm on Thursday. Plumbing Inspector for 3pm on Thursday. Electrical Inspector for 4:30pm on Thursday.
Let's ride fellas!!
Great decision imo. I had inspections done on a home last year and a regular home inspector wont find what a plumber or electrician will find. Also, on a home inspection report, they will usually include to have an area looked into by said specialist because they noticed the area could be suspect.
I had 2 inspectors(1 from BR and one from Nola), an electrician(who doubles as a contractor and can inspect a home), a plumber, and a guy to check the roof. Might have been overkill but the house isnt new.
The plumber found a $36k problem that neither inspector saw.
Posted on 5/15/23 at 6:57 pm to WhiskeyThrottle
I'm just north of Austin in Brushy Creek now, but this home is in the town of Salado.
Posted on 5/15/23 at 6:59 pm to Jones
quote:
The plumber found a $36k problem that neither inspector saw.
That's massive.
We plan to stay in this house for a while (>10yrs) if my career doesn't pull me towards Houston, so I figured what the hell when I'm talking 500-1k extra.
Posted on 5/15/23 at 7:23 pm to Thracken13
quote:
new or not - you honestly have no way of telling if corners are cut in regards to the work being done. a little more money out for the inspectors, but secure peace of mind that you wont get blind sided on unforeseen stuff
I get what y’all are saying but if this is new construction, the permit office should be catching any code issues no? We built a new home 6 years ago that we contracted out ourself and the inspector from our local permit office was all over it. He failed the electrical and insulation, and both contractors said they had never had anything fail inspection before. It never hurts to pay a little extra for the peace of mind but with new construction, I would think the city/county or whoever has to buy off as the build progresses would catch most major issues.
Only other advice I have is make sure you do a thorough walkthrough and punch list when they say they’re done. If you see knicks in the paint, Sheetrock finishing you don’t like, whatever the case may be, have them fix it before you close otherwise you may never get them back out there.
Posted on 5/15/23 at 7:27 pm to WilWood
We have 3 walk throughs already scheduled. My wife and realtor will both be at them, too.
We will call out everything.
We will call out everything.
Posted on 5/15/23 at 7:46 pm to WilWood
quote:
the permit office should be catching any code issues no?
In theory, yes. But I wouldn’t bet the farm on it.
I’ve had some building inspectors that didn’t get out of their car, one never came in more than 10’ inside the front door. There are some good ones, though. One knew who the electrician was by the way he wired up the panel.
Posted on 5/15/23 at 8:24 pm to thegreatboudini
quote:
tell me what I need to look out for
Just about everything.
Posted on 5/16/23 at 6:52 am to TygerDurden
built my house 20 years ago and an architect named Doug Rye
from Arkansas had a tape out on how to build an energy efficient house. I followed about 70 precent of recommendations doing many myself.
Doubled my sq ft. and cut utility bills in half.
Living in coastal La. and only needed to turned on heater when outside temps were below 30 degrees.
from Arkansas had a tape out on how to build an energy efficient house. I followed about 70 precent of recommendations doing many myself.
Doubled my sq ft. and cut utility bills in half.
Living in coastal La. and only needed to turned on heater when outside temps were below 30 degrees.
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