JoeKeresztury's blog
Construction Phase Inspections
Submitted by JoeKeresztury on Mon, 03/28/2011 - 03:39.(Part 2)
A builder may tell you they don't allow outside independent inspections of their homes. Why would they do that? There shouldn't have anything to hide. You have a legal right under the Texas International Commerce Code to have the property inspected by your representative(s) prior to purchasing it. As per the ICC, "it is up to the purchaser to determine the soundness of the building prior to the finalization of the purchase and/or to hire a professional inspector". Don't lose that right and oppurtunity ! !
The builder may try to convince you that you don't need your own inspection(s) because there are city required inspections and/or the builder has their own independent 3rd party inspector. If you are in a cities jurisdiction, the average city inspector spends about 10 minutes on their 20 daily inspections. They may check for major issues but are not there to look out for your interests as far as the quality and workmanship of the major investment you are making. The city inspector represents the cities interests not yours. If the builder has their own independent inspector, who do think that inspector is worried about taking care of, you or the builder that hires them and pays them? The builders own 3rd party inspector is not going to jeopordize losing the builders account by nitpicking the workmanship and quality of the product. They are there to look out for the builder not you the buyer. If the builder is paying them, do you honestly believe the builder's inspector has your best interests in mind?
Your builder most likely has an on site sales representative and you may have a real estate agent involved. These individuals are both paid a commission by the builder at closing, so it is to their best interest for the home to close as soon as possible with no delays. Don't get me wrong, a good sales person should and will look out for their buyer, but an on site sales person for the builder is not going to want to ruffle too many feathers and put their job and commission in jeopordy. So who do you, the buyer, that is most likely not knowledgeable in the construction process really have looking out for only your overall interests?
No One ! . . . . .
So, for a small amount as compared to the overall purchase price of your new home it should be considered prudent on your part to hire your own, unattached independent representative that has no other interest in project, but to look out for you. Choosing and hiring your own inspector will not only protect your investment, but will give you peace of mind on not just structural and code compliance issues on your home, but also with the overall quality and workmanship of your new home. It is essential that you hire the proper type of home inspector. Not all inspectors in the San Antonio and South Texas areas are qualified for new home construction. So, it is of the uptmost importance for you to hire an inspector that is qualified as a new home construction specialist.
The most common Construction Phase Inspections are:
Foundation (slab) Inspection- Pre pour and/ or Post pour - Your foundation inspection is important since, once the concrete is poured improper material, workmanship and reinforcement is usually covered up. If the slab is out of square the situation can be corrected before the concrete pour.
After all, once the slab is poured you’re stuck with it being out of square, with missed measurements, inproper reinforcement, improper seal of the moisture barrier, improper bracing of forms that may let the pressure and weight of the concrete pour bow out the slab and much more.
See our foundation blogs at:
and 
Frame Inspection- The Framing Inspection ls also referred to as the Pre Drywall Inspection and is performed before and/ or after insulation. This may be the most important inspection of all. Inspecting many of the major components of the home before it is covered up by sheetrock. A thorough analysis is performed of the structures framing construction techniques and workmanship along with the mechanical rough ins, including HVAC, plumbing and electric. Overall, everything completed to that point is reviewed before it is covered up by insulation and xheetock.
Visit our Roof Frame blog
Move In Inspections- A Move In Inspection can be done before or after move in, but it is better to have it before. 
That way with a pre move in inspection all or most items, corrections can and should get done before closing and move in. If there are some outstanding items to take care of they can be put in writing with an agreed completion date. The document can be signed at the Title Company, by the buyer and builder as part of the closing documents when closing occurs. If necessary the buyer can request that an agreed upon amount from the builders funding be kept in escrow until the completion of the corrections that are included in the signed, document for outstanding items to be completed.
As the buyer of a new home your best line of defense for a well built home is to hire your own qualified, new home construction inspection specialist to monitor the new home during the different phases of construction.
Check out our blog on New Home Warranty Inspections
By Joseph W. Keresztury, JWK Inspections -
San Antonio and surrounding areas Home Inspector and New Home Construction Specialist
Photos by JWK Inspections and Images by InterNachi and Aaron Meyer
