Revisiting the inspecting of new homes
Q: Is it necessary to hire a home inspector for a newly built home, or should the inspection by the city inspector be accepted as confirmation that there are no construction defects?
A: Readers may wonder why this subject, in varying forms, is recurrent in this column. The reason is that the question is asked so frequently and because the answer is vital to anyone who plans to buy a new home.
Experienced home inspectors have learned that all new homes have defects of one kind or another, regardless of the quality of construction or the integrity of the builder. This is because human imperfection prevents anything as large and as complex as a home from being constructed flawlessly.
A commonly held fallacy is that all construction defects will be discovered by municipal building inspectors. This view is mistaken, not because of professional incompetence on the part of those inspectors, but because the purpose, scope, time allotment and procedures for municipal inspections is not the same as for home inspections.
Municipal inspectors inspect primarily for code compliance, not for quality of workmanship. They can cite a builder for improper structural framing, for noncomplying drain connections, faulty electrical wiring, and so on, but a poorly fitted door, an uneven tile countertop, and slipshod finish work are not included in their list of concerns.
What’s more, municipal inspectors rarely inspect an attic or a subarea crawlspace. They come to the job site with a clipboard and a codebook, not with a ladder and overalls. Therefore, construction defects in those portions of a building can elude discovery.
Municipal inspectors typically inspect a roof from the ground or possibly from the builder's ladder. From those perspectives, roof defects are not always apparent. Final inspections are performed before the utilities are turned on, so municipal inspectors cannot determine if or how well the appliances and fixtures actually work, nor can they observe leaks. They do not test outlets for ground and polarity, not for the functionality of GFCI or AFCI safety breakers, because this can only be done after the power supply is turned on.
Lack of utility service also prevents the testing of plumbing fixtures such as sinks, showers, tubs and dishwashers and of gas fixtures such as furnaces, fireplaces and water heaters.
As repeatedly expressed in this column, those who buy new homes should not forego the benefits of a thorough home inspection. Just be sure to find an inspector with years of experience and a reputation for thoroughness.
Q: Our home was built in 1978 and, until recently, had acoustic “cottage cheese” ceilings. My friend helped to scrape off the ceiling texture and a week later developed a sore throat. Now he fears that he has been adversely affected by breathing asbestos. Is this a valid concern?
A: Scraping a 1978 ceiling without having it tested for asbestos was not a wise course of action. However, there are no short-term health effects associated with asbestos exposure. The only documented cases of asbestos related disease involve people who were subject to prolonged exposures. The adverse effects attributed to asbestos are lung cancer, asbestosis and mesothelioma, not a sore throat.
• Distributed by Action Coast Publishing. Questions to Barry Stone can be emailed to barry@housedetective.com.