ESSENTIAL INSIGHTS FOR HOME BUILDING

When purchasing an existing home, it is always recommended that Buyers have a Property Inspection completed. However, when you build a custom home and everything is brand new, is it really necessary?

The allure of brand new can be very deceiving. Most likely, everything will work on move-in day. Nevertheless, a thorough evaluation all throughout the construction process can eliminate surprises and costly repairs that occur after that 1 yr. warranty runs out. Though it’s exciting to be involved in the design process and shopping for decorative items to personalize your home, it is even more important to concentrate on the basic nuts & bolts that affect the functionality of your home.

1. Building Lot: Our mountainous terrain often comes with steep building lots. Steep topography may require the expertise of a Geotechnical Engineer for assessment on soil conditions to guard against landslides. Very steep lots might even require a sub-basement or crawl space below the basement. Conversely, below street level lots present other challenges. Rainwater and melting sleet or snow travels to the lowest point, and that means it needs to go around your foundation. Years of heavy rain on sloped lots can result in significant erosion if the water is not properly diverted.

2. Building Codes: Yes, certain standards must be met, although County inspections are not concerned with good workmanship. For longevity and less maintenance, research building materials, siding, insulation, HVAC requirements, etc. Fire resistant materials for drywall, glass & window frames should always be considered.

3. Foundations, Structural Support Posts/ Footings: These all seem basic until they fail due to construction deficiencies that are not readily identifiable after the fact. A block foundation is less costly than a poured-concrete foundation. Does the cost outweigh the benefit? A solid foundation is essential to the structural integrity of a building.

4. Framing: Framing a house involves creating the structural framework that supports the entire building. It serves as the skeleton of the home, providing stability and shape. If the foundation isn’t level, the house’s frame will be off and cause problems with the structure’s stability over time.

5. Septic Systems: Septic systems can malfunction due to inappropriate design, excessive slopes, tree root strangulation, high ground water tables and poor maintenance.

6. Windows: Most people are familiar with the top brand names. However, there is a “builder grade” with many brands that might not meet the same specifications you anticipate with that brand name.

7. Plumbing Components: Over the years, certain components such as lead pipes, polybutylene pipes with copper fittings & S-traps were commonplace. These have been banned from construction use. The current PVC & PEX pipes are under scrutiny and, depending on the usage, various materials are recommended. There are five main types of plumbing pipes for your home plumbing system.

a. With Plumbing Fixtures, several manufacturers offer a life-time guarantee. Should a faucet rust out, start to leak, or fail for any reason, it becomes replaceable.

8. Electrical: Electrical malfunctions are one of the most common sources of house fires. Frayed wires, loose power outlets, improperly wired power outlets and other similar issues can cause major shocking hazards as well as fire hazards. Once the drywall is installed, these deficiencies are hidden from the human eye. This does occur in new construction.

9. Bathroom/Cooktop Vent Fans: Bathroom & Cooktop vents should be set up as exhausts that pump air to the outside. They should not be vented to the attic which traps moisture that eventually creates mold/mildew & rotted material surrounding the area. Venting a cooktop hood to the attic can lead to grease buildup creating a fire hazard & potentially damaging the attic.

10. Rear Decks: Deck collapses are quite common for the simple reason they were not firmly attached to the house providing the required structural support.

11. Grading: After construction and several heavy rainfalls, it will become apparent if the slope of the land has been engineered properly. Water that continually runs toward the home will eventually find its way into the foundation.

12. Retaining Walls: Quite common in the hilly lands of Western North Carolina. What appears acceptable in new construction can begin to fail significantly after several years of heavy rainfall.

Professional evaluation of the major components of a home is of utmost importance to be assessed at the time of installation and preferably in the “predrywall” stage when everything is visible. Not all Property Inspectors are created equal. Engaging a Certified Master Inspector (CMI) or licensed code-certified inspector is ideal. Though it is rare, a Property Inspector with a structural engineering background can also be a good source. Reputable home inspectors carry E&O insurance (liability and errors and omission). Choosing the right inspector is critical in making an informed decision.

Questions? Contact Jan Newsome at 828-883-8220 or Jan.newsome@aol.com