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Articles & Guides - Buying Ajax / Pickering Real Estate
Before You Buy New Construction
When buying a new construction house, potential buyers often think they can dispense with the need for a house inspector. If it's new, never lived in, it must be in good shape, right?
Well, not always...
New homes can be just as problematic as old ones. In fact, because they haven't been tested by years of use and abuse, they can be filled with potential problems, especially if the builder used any shoddy practices. Hiring a qualified home inspector before you buy is the way to avoid any potential expensive surprises.
Then again, a home inspector is not free. Expect to pay between $400-1,000 depending on the size of the home. If you ultimately end up buying the house, this is money well spent. On the other hand, if the house has serious drawbacks, you're better off saving the cost of the inspector and moving on to a better prospect. Don't forget, when homes are being built, we have local building inspectors that come by to inspect before the work can move to the next step (i.e. framing is inspected before the drywall can be installed). The problem is that sometimes things can be missed.
Here are ten clues for determining a house's overall quality before you commit to the cost of hiring a home inspector:
1) The structure. From a reasonably distant vantage point, look at the house. Do the walls appear to be plumb and flat? From inside, are any walls bowed or not square at corners? When you jump in the middle of the living room floor, does it flex or feel solid?
2) Water control. Does the ground slope away from the base of the house? Will gutters, downspouts and drainage pipes carry excess water away from the house...or into the basement? Is there any evidence of water damage?
3) The roof. From what you can see on the ground and out the windows,does the roof appear to be in good shape? Does it look neat and properly applied? Or is it messy with stray shingles still sitting all over and nails obviously in strange places?
4) Details. Do you see signs of quality workmanship in the finish details such as moldings, tile work, hardware and paint? Or do you see details of poor/lazy/rough workmanship?
5) Kitchen & bath fixtures. Are sinks, toilets and tubs average or better quality fixtures? Don't forget, unless you pay for upgrades, generally the builder instals base model fixtures. More often than not they will be low-flow toilets, so they will seem a little small. That's not a concer - but do they work properly? Is the water pressure good when you turn on the faucets and flush the toilet?
6) Electrical system. Are the number and locations of receptacles adequate to the needs of the house? Is the main circuit breaker marked at least "100 amps"? Are all the breakers in the circuit breaker panel labelled as to what rooms they power?
7) Water heater & plumbing. Is the water heater gas or electric (gas is much more efficient)? Water supply pipes from the water heater to fixtures should be copper.
8) Heating. Where is the furnace or heater located and what type is it? Are any rooms not heated? Do registers look adequate for heating the spaces? Is the house air-conditioned?
9) Insulation. Look in the attic for insulation; R-19 (6 inches of fiberglass, for example) is a minimum in moderate climates; up to R-38 (12 inches of fiberglass) is required in cold climates. Remove a receptacle cover on perimeter wall to check for wall insulation.
10) Fireplaces. Do they have screens or glass doors (doors are more efficient). What about dampers and log lighters? Is there a combustion vent that draws air from outside and a spark arrestor at the top of the chimney?
These are all basic things that a home inspector will be able to check for you. If he or she finds any descrepancies, you can ask the builder to repair before closing (taking possession of the home) or you can us the TARION new home warranty program to make sure the builder completes/repairs everything. A home inspector will help you find the things you will want repaired rather than you potentially finding issues later or worse - not find them.