Myths of a Re Sale HOME purchase
You believed that it was built to mandated Georgia Construction CODE.
You may had been advised that you do not need an inspection.
You do not need an independent inspector (one typically not on preferred list typically furnished by the agent)
The average inspection typically reports on 15 to 35 CODE violations, problems and inadequate installationof siding and shingles.
How can this affect you?
Can affect the comfort of living in a new home, lead to endless attempts to corrected defective areas of the home (aggravation and more aggravation of spending to repair)
If you sell your home there is a good chance that it will be inspected. The purchaser typically ask for all defects, CODE VIOLATIONS and manufacturer installation requirements to be corrected. (they have the option to walk away if you do not make major repairs)
This can cost thousands $$$$ to correct and deplete your expected equity.
Get an inspection prior to purchasing a HOME!!!!!
Sample list of typical violations and defects
1- Siding not installed per manufacturer installation requirements – nails over driven, nail spaced too far apart at butt joints, not adequately nailed at butt joints, siding installed within 6 inches of ground.
2- Damaged deteriorated siding and trim. (replacement of siding can cost thousands)
3- Inadequate footings for deck post (possible hazard).
4- Shingles at end of their life, need replacing (typically not visible from the ground) Typically cost $4000 to $8000 to replace a roof.
5- Shingles inadequately nailed or nails over driven by air nailer. The nails penetrate shingle surface and typically cause shingle failure.
6- Broken trusses in attic – either not repaired or inadequately repaired
7- Inadequate attic ventilation
8- Garage door to inside house has wrong door installed. (glass in the door and door not
fire rated) safety hazard
9- No anti tilt bracket installed on stove unit (this is a fairly new safety issue)
10- No fan installed in both master bath and toilet area (this is a safety issue)
11-Basement framing damaged by contractors – joist cut, silent floor system cut to get HVAC ducts installed and squeaky bouncy floors. (can cause major structural problems)
12- Cracks in basement walls (some leaking). Cement block basement walls require extra attention during an inspection due to history of some walls having horizontal, vertical and step cracks. Can affect structural integrity of the home and cost thousands to repair.
13- Damage to floor and wall systems of house from leaks. (exterior leaks at porches, decks, doors, roofs, basements, crawl spaces and foundations). (Very expensive to repair)
14- Foundation drains not located (this is the 4 inch pipe that is installed around basement footing that drains water from the foundation instead of coming in the basement)
15- Inadequate grounding of your electrical system (this is a safety issue)
16- GFCI (Ground Fault Circuit Interrupters) not operational (this is a safety issue)
17- HVAC ducts not adequately sealed and excessive sagging (this can affect utility bills and comfort)
18- Some rooms are either too hot or too cold – distribution problems and/or inadequate HVAC system. (this can affect utility bills)
19- Inadequate repairs from previous problems.
20- Discovery of problem areas not disclosed on disclosure statement.
21- Polybutylene pipe installed (this pipe was involved in a major class action law suit and is still in numerous homes) Average re plumbing cost is $5000.
22- Inadequate attic insulation (this can affect utility bills).
23- Heat and air systems that exceed average life expectancy, (cost to replace a system is typically $4000 to $6000)
24- HVAC units not serviced in years – this is very important to service annually to clean system and check heat exchanger for cracks (gas only)- cracked heat exchanger can allow carbon monoxide into home.
This is only a sample list of area that are discovered during an inspection. The typical new construction inspection has between 15 and 35 defects per home.
These defects can affect your utility bills, enjoyment of your new home, aggravation of getting bad answers from contractors.
Worst case scenario is you spend $$$$$ thousands to correct defects so you can enjoy your home or even worse you spend $$$$$ thousands to correct defects before you can sell your home.
Fosters Home Inspections
Includes pictures of problem areas (shows proof and eliminates debates and denial)
Includes mandated code reference of CODE issues or manufacturer installation requirements (most builders and agents require CODE reference to accept the report)
Includes explanation of deficient areas (language in report is laymen terms so you can understand the deficiency)
The report has been developed over the last 20 years of experience inspecting approximately 20,000 homes (you get the advantage the knowledge of a seasoned, professionally trained, mandated CODE certified inspector)
You get a report that exceeds Georgia Association of Home Inspectors requirements – the highest standards required in the industry. GAHI requires all members to be IRC certified (mandated Georgia CODE) and continuing education each year to renew membership
You get a report that includes inspection and reporting of mandated Energy CODE (Energy CODE required in Georgia since 2003)
The report can be printed on site at the time of the inspection, it is also e mailed to you. If you prefer I will e mail a copy to your agent or builder for quicker response.
Report has stood the test of court litigation and was a winner. (Yes sometimes you end up in court – to testify your inspector must be ruled as a professional witness and the report must include CODE references. Don Jones has testified in numerous court cases and yes the report was paramount in winning the cases).
“Plan to attend inspection”