New Homes Under Warranty:

Consider this.  A study by the California Department of Real Estate estimates that one-third of the “new” residential and commercial construction has “significant structural defects”.  I can tell you that many other types of defects abound in new construction.  Why?  “The problem is the developer accepts the lowest bid from the contractors”, said Thomas Miller, co-author of "Home and Condo Defects; A Consumer Guide to Faulty Construction.”  “You get what they are willing to pay for.  They’re not going to give you the quality and the materials you would expect in your home.” 

Click on the link below to see some photos, look for photos marked "New Homes" and "Nearly New Homes".  By the way, damaged trusses require Engineering approval, and repairs are expensive.  Open chimney chases are a serious fire concern.  Furnace vent piping in contact with combustible material at the roof line is very dangerous and can be expensive to fix if the the roofing material and flashing has to be removed and re-placed.  I see these types of defects every week on homes that are new, nearly new, and not so new, but sellers are ALWAYS surprised that the defect was not caught by the Building Inspector, and even more surprised at the cost.

Photos:  http://groups.msn.com/Inspectionpro/shoebox.msnw

Visit  http://www.constructiondefects.com/pr_index.asp#california for more new home construction defect information.

I recommend new homeowners secure a professional home inspection well before their new home warranty expires.  No home, not even a new one is perfect, many defects that show up after the house has had a few years to mature could have been found during a professional home inspection.  New Home and New Home Warranty Inspections are performed to the same CREIA Standards. 

Fees are listed on the Photos and Fees Page. (Less $15.00 for new construction)

I also offer a limited safety survey at a reduced cost, it includes an attic and garage safety evaluation.  I check all visible combustion vent clearance points, water heater and furnace attachments, and the visible portion of the air conditioner drains.  Price is equal to 1/2 of the standard home inspection price plus $25.00.  Call for details.

New Homes Under Construction:

I don't make a habit of saying unpleasant things about others and I'm not about to start now. (Titus 3:2) That being said, you only have to log on to the construction defect site noted above to get an ear-full of issues regarding the new home construction trade.  I do know this by experience, most local Building Inspectors have their hands full, they simply can not check everything. (It would surely help if they carried ladders) Project Superintendents and Managers are buried with administrative duties, and employee/sub-contractor challenges; there are no home-buyer advocates on the average construction project job site.  That's where I can help, thorough in process phase inspections are not inexpensive, you will probably spend in the neighborhood of one third of one percent of the purchase price for a complete four phase inspection as outlined below.  (750.00-1250.00)

1. Pre-Foundation Pour:  Inspect trench depth, steel placement, overlaps, ties, and hold-downs, through-concrete fittings, underground plumbing, water barriers, electric bonding, slopes, and ground clearance.

2. Pre-Stucco: Inspect lath/moisture wrap attachment, window/door flashing, weep screed clearances.

3. Pre-Drywall:  Inspect structural framing, fastenings, shear walls, anchors, hold-downs, roof/wall sheathing, truss members, flashing, rough electric, gas, and plumbing. 

4. Final: This is a complete home inspection as defined by The CREIA Standards of Practice and Code of Ethics.  I advise that you schedule this inspection for a couple of months after move in to allow the construction materials to settle, and for the plumbing, electric, and major systems to break in, this phase is mandated by my insurance carrier and half of the fee must be paid in advance.  You can have it done at walk-through if you want, the waiting period is just a recommendation; a strong one.

Inspections are limited to visual observations of standard building practices; structural, architectural, engineering and/or geological and geotechnical issues are not within the scope of any home inspection.  You will need to secure permission from the builder in advance for phase inspections.  Be advised, private inspectors have no jurisdictional authority over the builder.  Although my written recommendations are based upon “Standard Building Practices”, they carry no enforcement powers within the building industry.  New construction inspections do not include sit down meetings with the builder, I include one phone consultation with the builder per phase, only after the builder has responded in writing to a written request by you for modifications or repairs.  All requests that you make of the building contractor should be be in writing.  Always insist that any denials or determinations by the builder be in writing as well.  Should there be problems in the future, you will have evidence that you requested repairs be made and they were denied.

New construction pricing varies with the inspections you decide on, site location, size and complexity of structure, and other site specific or builder considerations, please call for fees.  866-346-3337 or 951-308-2424

Commercial and Industrial Inspections:

Commercial, Industrial, and Apartment complex inspections are performed to the Commercial Standards set forth by CREIA.  I am fully trained and insured to perform commercial inspections.  Click on the Commercial Inspections Link below. Please call for a site visit, and quote. 

Call American Real Estate Inspection at 1-866-346-3337 or 951-308-2424

Your "Best Choice" for Home Inspections

American Inspection, American Real Estate Inspection, and American Real Estate Services are wholly owned and operated by Dehlinger Enterprises Inc. a California LLC