New Construction Inspections
Before Close of Escrow
Prior to 1-year Builder Warranty Expiration
INSPECT LV is one of the few qualified inspection companies in the Valley to provide PSR inspections.
What is PSR?
Here is a list of 22 Reasons Why You Should Get a New Construction Home Inspection and the Most Common Issues with New Construction Homes…
Here in the Las Vegas Valley desert, low-E windows are oriented to reflect heat from the sun and prevent the sunlight energy from entering the home. Reversed LOW-E windows are a very common issue in Las Vegas. You can’t see the layer of microscopic metal with the naked eye and requires a low-e meter to determine correct orientation . When oriented incorrectly, this can cause higher electrical utility costs by radiating heat into the home.
As mentioned previously, municipal inspectors do not carry ladders and physically review insulation levels. Just as how insulation may be insufficient, there are several cases where it is missing altogether.
When Inspect LV performs New Construction inspections, prior to closing, the property should be in “fit-and-finished” condition, the condition of which the builder intends to convey the property. This would be inclusive of all appliances and components. Typically, these inspections are performed only a few days before closing. It is not uncommon to find the property of missing appliances or disconnected appliances.
The valve should be configured to provide hot water when turned to the left and cold water when turned to the right. With reversed plumbing there is an increased risk of injury from scalding.
Damaged trusses can lead to a
sagging roof and corrections are recommended. New homes will likely be covered under a 10 year structural warranty, this issue is covered by
the statutory structural warranty on the home. The
procedure needed to be taken to correct this issue is to:
1. Contact the builder of the property and ask to have the truss reviewed by the licensed Structural Engineer.
2. The Engineer will design a repair and provide a document referred to as a “Truss Certification” that will give the builder guidance for correcting the damaged area in a
manner that will restore the structural integrity of the member.
3. After the builder has accomplished the repair they need to provide the homeowner with a copy of the Truss
Certification stating that the repair was accomplished in
accordance with the engineer’s direction.
Gaps between ceilings and walls that exceed 1/8 inch are not acceptable. Gaps between matched door edges that exceed parallel alignment by
more than 1/8 inch in 30 inches or the uniformity of any door edge gap in comparison
to any other that exceeds 1/8 inch are not acceptable. Tops of cabinet doors must be
in the same horizontal plane, within 1/8 inch.
If the home is not connected to sewer, if designed to be, you may experience a sewage backup.
Exterior doors should shut completely. Doors should operate freely, latch firmly and keep out normal wind and rain. A small change in the spacing between the door and frame may occur due to expansion and contraction of building materials. This is normal. Warping more than 1/4 inch in any direction is unacceptable. Doors and frames must be painted or stained and sealed properly
per manufacturer instructions.
Hairline cracks may occur in grout. Cracks should not
exceed 1/32 inch.
Roof flashing is a thin material, usually galvanized steel, that professional roofers use to direct water away from critical areas of the roof, wherever the roof plane meets a vertical surface like a wall or a dormer. Flashing is installed to surround roof features, such as vents, chimneys and skylights. Contractors are to use an approved type of flashing and in required areas.
Clay roof tiles require a 3 inch overlap. Stretched roof tiles occur when not enough overlap is provided.
Overhead Garage door should be installed per the manufacturer installation instructions and create a seal with the garage floor at the time of the walkthrough. Overhead garage door should work properly and must move freely up and down the track. 1/2 inch gaps at the sides and top are the maximum acceptable measurement between the house and the garage door.
You’ve worked tirelessly to get into the perfect home and you are now in the home stretch. Open escrow, check! Appraisal, check! Home inspection, check, check! You are nearing the finish line ready to close escrow but not so fast!
Inspect LV provides you with a detailed check-list style form for completing the final walk-through. Many of the components listed are overlooked, and not tested during the final walkthrough. This is mostly due to Clients solely relying on the information contained in the home inspection report, and not knowing what they should be reviewing and looking for themselves prior to property acceptance. It is important to understand the property condition can and often does change between the time of the inspection, and the time of title transfer. We HIGHLY recommend a thorough and complete final-walkthrough inspection.
A Final Walkthrough & Release is vital at the conclusion of your escrow period. Mechanical, electrical and plumbing systems will fail from time to time during an escrow. Our insurance policy prevents us from providing the Final Walkthrough for you. We highly encourage Agents and our Clients to do their own Walkthrough inspection and test all systems to make sure they are running correctly. This Final Walkthrough Checklist will prove to be a resource for you and your Clients in every transaction.
Below you will find the invaluable resource of Inspect LV’s final walk-through list through the eyes of a home inspector.
- A comprehensive “engineering style report” to give to the builder to perform necessary repairs before the warranty expires.
- ONE no-charge Repair Review (limited) after the builder completes repairs to verify repairs were done correct.
- Guidance to the new homeowner in the event the builder is uncooperative in regards to the repairs.