| The downside legacy of this country's decade-old building boom includes suburban sprawl, congested highways and tract after tract of cookie-cutter houses. Now add to that a rise in the incidence of serious defects in new or young homes. Faulty foundations, severe moisture intrusion and shoddy framing are commonly at the root of problems that manifest themselves as gaping cracks, rotting walls and windows and doors that don't close tight. Often these problems show up months or even years after the buyer has moved in and the builder has moved on.
No one is documenting the extent of the problem, but some estimates claim that 15 percent of all new homes are seriously defective. Experts say the fast pace of construction is a cause. They point to several other contributing factors.
Builders are under pressure to keep costs down. Demands for energy efficiency and environmentally sound products mean that homes today are more complicated to build. Qualified laborers and quality materials are sometimes in short supply.
The potential for serious defects in new or young homes makes it imperative for home buyers to be vigilant before they sign a contract or go to closing. If you're building a new home, research your builder by consulting your local Better Business Bureau for a complaint history. Most importantly, talk to residents of other housing developments by the same builder.
If you're building a new home, hire an experienced real-estate lawyer and a qualified home inspector. An attorney should review your contract before you sign it, and also any home warranty. Builders sometimes warrant home systems, but not all states regulate the warranty programs or post bonds to secure performance. Make sure the purchase contract includes clauses that protect you.
Inspection of new homes prior to the expiration of the builder's warranty requires special expertise that not all contractors, engineers and architects have. For the most accurate information, obtain an impartial third-party opinion by an expert in the field of home inspection.
Hiring a professional home inspector avoids potentially risky conflict-of-interest issues and may uncover defects that could be conveniently overlooked by a builder.
From site selection, through grading and preparation, foundation work, framing and structural, electrical and plumbing - new construction inspections are available to provide objective evaluation of the condition of the project. Recommended inspection intervals include: the site selection process, after the foundation is poured, when framing is completed, when electrical wire and plumbing are roughed in and approved by municipal codes inspection, before drywall or sheet rock is hung and when the house is completed with all utilities turned on prior to closing.
Buyers of new houses should monitor construction with their home inspector at each stage so errors can be corrected promptly. Buyers of older houses should have a thorough inspection of all structural and mechanical systems, including plumbing, air conditioning and heating.
To check out your builder's reputation, visit his previous developments, knock on a few doors, and ask the residents if they had any complaints and if the builder promptly fixed them.
All new houses have problems. What is important is how the builder handles them.
If you've already bought or built and think you have a serious problem, give the builder a chance to fix it, but don't let warranties or statutes expire while you wait. Document your complaints with photos, copies of written agreements and warranties and a home inspection. Follow up with state building and regulatory authorities if the builder fails to deliver. As a last resort, contact a lawyer who specializes in construction-defect lawsuits. Your local bar association can help you find one.
Don McGonagil, The Home Inspection Company |