Buying A New Home? Consider Phased Inspections

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Buying A New Home? Consider Phased Inspections

If you are buying a new home, you should consider arranging for phased inspections.

Since San Antonio is still a growing city and has net population growth, we continue to see new developments and additional phases of existing subdivisions. In some instances, buyers who cannot find a pre-owned home to their liking, nor an existing new home that meets their needs will contract for a new home.  (Image courtesy of Bill Longshaw/ FreeDigitalPhotos.net)

This new home maybe be customized to the buyers specifications or a modified version of the home builders base plans with some changes to fit the requirements of the buyers.

It is customary in San Antonio to have an inspection conducted between the time the contract is executed and the end of the option period for pre-owned homes. If you are building a new home, I suggest phased inspections. These inspections should be conducted as the building process transitions to the next major phase.

Phase 1 Inspection

This is prior to the foundation being poured. Your state licensed inspector has a list of items to check regarding the foundation. Once the concrete is poured, it's too late to see if things are as they should be in the rebar, and some of the plumbing, etc.

Phase 2

Phase 2 inspection is after framing and before the drywall is placed. After the drywall is in place, it is cost prohibitive to verify if the framing is as it should be. During this phase, the buyer may be able to make some last minute adjustments for electrical outlet placement and other non-structural changed. There maybe change fees for adjusting these placements, but it will probably be less costly to make the change during this phase that later.

Phase 3

Phase 3 is the final inspection and should be conducted just prior to closing on the home. At this inspection the home should be finished so the mechanical systems can be checked. In addition, the inspector will provide  information on the roof, grading, and duct work among other items on the state sanctioned protocol.

Fees vary for inspections based in part on the size of the home being inspected. Inspectors will provide their fee structure before the inspections. You get what you pay for, or you don't get what you don't pay for. You may not be happy with the lowest cost provider.

If you are buying an inventory home, you may be too late to get the first two phases of inspections. Many builders use third-party inspectors to inspect their homes before closing and releasing the property to you. You, as the buyer, get to decide what is the level of inspection that is satisfactory. I recommend getting your own inspector, but the choice is yours.

Before you decide on your inspection needs, we have to find you a  home. Call me so I can help you find your next San Antonio home.

My Networks: http://rlty.me/SanAntonioRealtor

Wayne Johnson
18756 Stone Oak Parkway
San Antonio Texas 78258

Coldwell Banker D'Ann Harper Realtors®

wjohnson@cbharper.com

Wayne-Johnson.com

210.483.6329 (Tel)
210.483.4729 (Fax)

©Copyright, September 2012, Buying A New Home? Consider Phased Inspections