Your house is almost a year old. Find out what needs fixing while it may still be your builder's job.
Many builders cover workmanship for the first year. An independent inspection before that window closes gives you a documented, photographed list to take to your builder, instead of items you find in year two and pay for yourself.
- Price
- $420 to $595
- Report
- Within 24 hours
- Best timing
- Around month 10
The first year is when a house settles in
A new house is built by a dozen trades on a schedule. In its first year the soil around the foundation compacts, the framing dries, and the first full heating season puts every system to work. Most of what shows up is small. Some of it is the kind of thing that turns into water damage if nobody looks.
Check your warranty documents for your own dates. Coverage terms vary by builder and by warranty program, and some programs cover systems or structure longer than workmanship.
Where first-year issues tend to show up
The inspection covers the same systems as any home inspection I perform. On a new house, these get extra attention.
Grading and foundation
Backfill settles in the first year. Soil that once sloped away can end up sloping toward the house. I also check window wells, sump operation, foundation cracks and signs of moisture in the basement.
Roof, gutters and flashing
Flashing where roofs meet walls, kickout flashing, penetrations, and gutters that can't keep up, viewed as weather and access allow.
Venting and attic
Dryer and bath fan ducts, including ducts that end in the attic instead of outside, plus insulation coverage, ventilation and moisture on the roof sheathing.
Electrical and mechanical
Panel access and labeling, GFCI and AFCI protection, furnace and water heater installation and venting, and supply and drain leaks.
Fireplaces
The fireplace and the mantel above it are often installed by different trades. I check the installation against what the manufacturer's instructions call for.
Siding, trim and interior finish
Damaged or loose siding, sealant gaps, doors and windows that bind or won't latch, and drywall cracks that point to movement.
Photos from my inspections.
Book around month 10
That leaves time to receive the report and submit items before your coverage dates.
I inspect the house
Usually a little shorter than a standard inspection. You're welcome to be there, and I'll walk you through what I found before I leave.
You get the report within 24 hours
Every finding has a photo, its location, and what it means, so you can hand the list to your builder's warranty department as written. The report is yours to share.
- Not a code compliance inspection. The municipality inspected the house during construction. Whether work meets code is a building inspector's job.
- No repair estimates, and I don't negotiate with your builder. The report documents what I observed. The claim is between you and your builder.
- Not a warranty. A home inspection is a visual examination of readily accessible components on the date performed.
My builder already does an 11-month walkthrough. Why add an inspection?
The builder's walkthrough is run by the builder. An independent inspection gives you your own documented list, with photos, to bring to it.
When should I book?
Around month 10. Check your warranty documents for the exact dates, since terms vary by builder and program.
I'm past 12 months. Is it still worth it?
It can be. Some programs cover systems or structure beyond the first year, and the report is a useful maintenance baseline either way. Check your documents first.
Can you inspect in winter?
Yes. Snow cover and cold limit what can be seen or operated on the day, such as a snow-covered roof or air conditioning that can't be run safely in low temperatures. The report states any limitation plainly.
How is the price set?
By square footage, from $420 to $595 for homes up to 4,000 square feet. Larger homes are quoted. Your exact price shows when you book.
Will an outside inspection affect my builder's warranty?
An inspection isn't construction work, and I don't make repairs. Some builder warranties can be voided if someone outside the builder's network works on the house, so read your warranty before hiring anyone else to fix what the report finds.
Do I need to be home?
Someone needs to provide access. I recommend being there for the end so I can walk you through the findings.