New Build/Large Renovation Inspections
5 common mistakes made with New Build/Large Reno Inspections
1) Not having Consent for Independent inspections written into your contract
Finding a builder that does not mind you using your own independent Inspector is important. Any builder that uses trades that don’t mind their work being scrutinized and inspected, has credibility that should go a long way in setting your mind at ease with regards to the quality of their workmanship.
Have your lawyer state in your contract with the builder, that you will be receiving Inspections from an independent Inspector and that access must be allowed to the Inspector for the 4 different Phase inspections.
2)Not doing the necessary research on your Builder
It should go without saying that the necessary research should be done on the builder of your choice. Do not base your decision on new homes that are in the process of being sold. These homes are being staged and are in the best condition that they will ever be in. Ask the builder if he has any homes that are in the process of being built. Visit these work sites and try to get a feel of how the work site is being managed. Do the trades keep their work areas clean? Is there unfinished work that isn’t being worked on? Is there a site manager, and within reason, is he approachable?
The general “happiness” of the work site, can tell you a lot about how a builder runs his projects. You should get a general feeling that the project is well coordinated, and that the trades who are working have a purpose to there work.
You also need to get 2 to 3 referrals from the builder. Clients that have been living in their homes for at least a year. Homeowners that have been dealing with this builder for an extended amount of time will be able to give you great insight into what you can expect from this builder. Remember that not all referrals will be positive, so be sure to ask the homeowner if they would use the builder again.
3)Not being present at the Home Inspection
Quality Control Inspections uses Horizon software(link?) to deliver the report to the client. Although the report is clear and concise with full colour images to help explain the conditions found and materials used, the report is still no match for a first hand account of the Home Inspection. Being able to ask the Home Inspector questions on site about any concerns you may have can help the Home Inspector prioritize and document these concerns in the Horizon report that you then show to the Home Builder. The home inspector can also set your mind at ease to any concerns that you may have that might end up being irrelevant. By informing the Home Builder of legitimate concerns only, helps make the Home Builder take your concerns more seriously.
Being present during the Home Inspection allows the home inspector to build a rapport with you. This builds trust in the inspection that he has performed, and sets your mind at ease in the knowledge that an experienced set of eyes that is only motivated by representing your best interests without compromise, is Inspecting one the largest investments you may end up making in your life.
4) Paying for work that isn’t completed.
Paying for work that has been completed to your satisfaction, normally turns out to be one of the most difficult obstacles you will have to navigate. Quality Control Inspections make sure each phase of the building process has been completed correctly. We document the materials that were used, and that the techniques used by the trades comply with the standards of practice of CAHPI (Canadian Association of Home and Property Inspectors,Link?) and InterNachi(link?) with an emphasis on the quality of workmanship. Quality Control Inspections, inspects the New Home Build in four different phases,
Phase 1 – Foundation: excavating, cribbing, pouring of foundation and back filling around the foundation.
Phase 2 – Structure: framing of the floors, walls, ceiling and roof. Supports for trusses, joists, beams and pillars.
Phase 3 – Home systems: electrical, plumbing, HVAC. These home systems are inspected with an emphasis on quality of workmanship and where the systems terminate inside and outside the home. Making sure that these termination points comply with the standards of practice and are aesthetically pleasing.
Phase 4 – Final walk-through: This is the final inspection where the work of the finishing trades is inspected. Drywall, painting, flooring, finish carpentry, cabinetry and tiling finishes are all inspected. This inspection should take place with enough time given to the builder, after the inspection, to complete any conditions found before closing.
5) Relying on Code and Progress inspectors.
Don’t assume that because the home has been inspected by City Inspectors and has passed all city codes and bylaws, and your financial lenders Inspector is ready to release the next progress payment that your home is in good shape.
Although these inspectors do serve an important purpose, they are motivated by whether or not your home is complying with codes, bylaws and the progress that builder is making, not by the quality of the workmanship. Quality Control Inspections strives to have your home built in a coordinated manner with an emphasis on quality. So that it’s delivered to you in the best possible condition.