BUILDING A NEW HOME? YOU NEED A HOME INSPECTION BEFORE THE PUNCH LIST.
I read an Active Rain blog written by Fernando Herboso about a buyer's inspection of a townhouse which he attended as the seller's agent. The inspector went up the ladder to the attic and reported that there was NO insulation in the attic. (This townhouse is in Maryland where it gets quite cold in the winter.) Fernando reported that he asked the inspector he meant not enough insulation. The inspector said, again, NO insulation. Fernando went up the ladder and saw for himself NO insulation. Fernando asked his seller why he had NO insulation. His seller reported that he bought the townhouse from a builder whom he thought would build the townhouse according to the contract. Fernando reported that his seller was paying $600.00 per month to heat his condo. (Please read Fernando's blog: New Homes for Sale in Clarksburg Maryland | Sold with NO INSULATION!)
We represent Buyer's and Seller's. And, with Buyer's, we represent them with the purchase of a resale home and with the purchase of a to be constructed, custom home.
When we represent Buyers in a to be constructed, custom home, we make sure that the Construction Contract includes a clause for an inspector to inspect the home (including pest and radon testing) right before the punch list, so the items found by the inspector can be added to the punch list. We continue representing our Buyers throughout the construction process (some Buyer's Agents don't) and negotiate issues that occur during construction. In addition, we negotiate with the builder for items from the inspection to be included on the punch list, most of which must be done before title transfer. Some items on the punch make be completed after title transfer, provided that the Buyers and the Builder sign a contract addendum that specifically continues after title transfer.
Steve & Pat Pribisko