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Top defects found in new homes

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Common inspection defects found in newer homes. Even new homes have problems.

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Top defects found in new homes

  1. 1. F u l l C i r c Top 10 Defects Found l e H in New Homes o m e I n s p e c t i o n s Presented by The Inter-National Association of Certified Home Inspectors Full Circle Home Inspections
  2. 2. F u Top 10 New Home Defects – l l C i New Construction r c l e H • Just because a home is new does not mean o m that it is free of defects e I • Local governmental code inspections do not n s p guarantee there will be no defects e c t • Even good quality, professional builders i o n make some mistakes s • Low cost subcontractors are not always the most professional • New technology and materials can mean better quality at a lower cost Copyright 2006 The National Association of Certified Home Inspectors
  3. 3. F u l l 1. Foundation Clearance to Grade C i r c l e • The grade (soil) level around the H o house’s perimeter should be a minimum m e of 6” below the brick and 8” below the I n s siding or stucco exterior wall covering. p e c t • Weep holes or wicks should be clear of i o n water infiltration and wood destroying s insect entry. • Most landscapers do not know this. • Most builders don’t either. Copyright 2006 The National Association of Certified Home Inspectors
  4. 4. F u l l 1. Foundation Clearance to Grade C i r c l e H o m e I n s p e c t i o n s Copyright 2006 The National Association of Certified Home Inspectors
  5. 5. F u l l 1. Foundation Clearance to Grade C i r c l e H Brand new o 4,400 square m foot house. e I Code n s inspected. p e But with a big c t defect! i o n s Copyright 2006 The National Association of Certified Home Inspectors
  6. 6. F u l l 1. Foundation Clearance to Grade C i r c l Note the nice e stone planter H o at the front of m the house? e I The weep n wicks are s p located 3” e c below the t i planter’s soil o n level. s Water can enter the house through the weep wicks. The result? Copyright 2006 The National Association of Certified Home Inspectors
  7. 7. F u l l 1. Foundation Clearance to Grade C i r c l e H o m e I n s p e c t i o n s Three months later, the buyer found this behind the basement drywall. Rotted rim and floor joists and sill plate. $36,000 repair bill. Copyright 2006 The National Association of Certified Home Inspectors
  8. 8. F u l l 2. Attic Ventilation C i r c l e • Attics should be ventilated. This is to H o guard against moisture build-up and m e mold formation, as well as to extend the I n s life of the roof covering. p e c • Most builders to not properly install the t i o n attic insulation. s • Often, bathroom, kitchen and laundry exhaust vents are not taken to the exterior, but simply vented to the attic. Copyright 2006 The National Association of Certified Home Inspectors
  9. 9. F u l l 2. Attic Ventilation C i r c l e H o m e I n s p e c t i o n s Copyright 2006 The National Association of Certified Home Inspectors
  10. 10. F u l l 2. Attic Ventilation C i r c l e H o Covered soffit vents leading m to excessive moisture build- e up in the attic and mold I formation. n s p e c t i o n s Copyright 2006 The National Association of Certified Home Inspectors
  11. 11. F u l l 2. Attic Ventilation C i r c l e H o m e I n s p e c t i o n s 2nd floor laundry dryer vented to the soffit, but not properly taken to the exterior. Roof decking is rotted. This house was only 3 months old. Copyright 2006 The National Association of Certified Home Inspectors
  12. 12. F u l l 3. Gutter and Downspout Placement C i r c l • Roofs shed water into gutters e H o • Upper roof downspouts should not drain m e to lower roofs I n s • Excessive water from downspouts can p e c destroy the lower roof and usually voids t i o the roof manufacturer’s warranty. n s • Downspouts should extend, at least, 6’ away from the house’s foundation. • If water is taken away from the house, it can’t leak into the basement. Copyright 2006 The National Association of Certified Home Inspectors
  13. 13. F u l l 3. Gutter and Downspout Placement C i r c l e This porch roof H has failed. o Water was m leaking e underneath. I n s The cause, p water from the e c downspout that t i o drains the n upper roof s area. Downspouts should be drained directly into lower gutters or the ground. Copyright 2006 The National Association of Certified Home Inspectors
  14. 14. F u l l 3. Gutter and Downspout Placement C i r c l e Gutter end H downspout o draining m directly onto a e cedar shake I n roof in a s p 12,000 square e foot house. c t i o Roof decking n displayed signs s of leakage on the inside. This house was less than two years old. Copyright 2006 The National Association of Certified Home Inspectors
  15. 15. F u l l 3. Gutter and Downspout Placement C i r c l e H o m e I n s p e c t i o n s Gutter end not closed, no downspout. Water draining directly onto roof and flowing against dormer sidewall. Copyright 2006 The National Association of Certified Home Inspectors
  16. 16. F u l l 3. Gutter and Downspout Placement C i r c l Thermal imaging of e interior shows water H o infiltration into walls m because of e excessive water I n against dormer s sidewall has overrun p e the flashing and is c t leaking inside. i o n Moisture readings of s this area confirmed the thermal image data. Copyright 2006 The National Association of Certified Home Inspectors
  17. 17. F u l l 3. Gutter and Downspout Placement C i r c l e It is truly H amazing that o people will pay m $10,000 for e waterproofing I n and drain tiles, s p but will not e spend $20.00 c t for downspout i o n extensions. s Water taken away from the house will not enter the house. Copyright 2006 The National Association of Certified Home Inspectors
  18. 18. F u l l 4. Plumbing Installation C i r c l • Plumbers will sometimes do anything to e H get the pipes in, even if they have to o m e destroy the house’s structure to do so. I n s • Watch out for cuts in floor joists, stud p e c walls and even foundations. t i o n • Most of these defects can not be seen s once the house is completed. • It pays to have a phased construction inspection before the drywall is installed. Copyright 2006 The National Association of Certified Home Inspectors
  19. 19. F u l l 4. Plumbing Installation C i r c l Plumber simply e removed the floor H o joists that got in m the way of the e toilet installation. I n While this is an s p older house, the e c defect was original t i to the house. o n s This was uncovered during a recent remodeling after the ceiling drywall was removed. Copyright 2006 The National Association of Certified Home Inspectors
  20. 20. F u l l 4. Plumbing Installation C i r c l e The foundation H just got in the o m way of this e plumbers need I to install a soil n drain pipe. s p e Solution? c t i Just break o n through the s foundation. But, he managed to properly support the pipe. Copyright 2006 The National Association of Certified Home Inspectors
  21. 21. F u l l 4. Plumbing Installation C i r c l e H o m e I n s p e c t i o n s Support pier gets in the way? Just “modify” it Copyright 2006 The National Association of Certified Home Inspectors
  22. 22. F u l l 5. HVAC Duct Installation C i r c l e • Due to poor planning by the Builder, or poor H o design by the Architect, the installation of m ductworks can sometimes be an afterthought. e I n • Structural joists should not be notched or cut s p e unless a Licensed Structural Engineer has c t i calculated the loads and approved the o n s modification. • HVAC duct installation in attics and crawl spaces should always be checked very closely. Insulation is key! Copyright 2006 The National Association of Certified Home Inspectors
  23. 23. F u l l 5. HVAC Duct Installation C i r c l e Here, the floor H joist in the o basement was m just cut to e allow for the I n duct. s p This severely e c effects the t i o structural n soundness of s the house. Copyright 2006 The National Association of Certified Home Inspectors
  24. 24. F u l l 5. HVAC Duct Installation C i r c l e In this house, H the builder did o m not follow the e manufacturer’s I instruction for n s cutting holes in p e the I joists. c t Manufacturer’s i o n instructions s always override local building codes. Copyright 2006 The National Association of Certified Home Inspectors
  25. 25. F u l l 5. HVAC Duct Installation C i r c l e H o m e I n s p e c t i o n s Here, the cut openings were according to manufacturer specs, but were misaligned. Copyright 2006 The National Association of Certified Home Inspectors
  26. 26. F u l l 5. HVAC Duct Installation C i r c The ceiling HVAC l e ductwork in this H house, run in the o m attic, was not e properly insulated I and sealed. The n s result? p e Humid air in the attic c t condenses on the i o duct and drips down n s onto the ceiling. Un-repaired, the ceiling will fail in a couple of years and cause mold buildup. Easy to fix. Copyright 2006 The National Association of Certified Home Inspectors
  27. 27. F u l l 6. Structural Defects C i r c l e • The structure of a house is determined H o by calculations made by a Structural m e Engineer and should not be changed I n s without the Engineer’s approval. p e c t • Many times, errors are made in the field i o n and structural changes are made s without any approval. • Other times, installation is not done properly. Copyright 2006 The National Association of Certified Home Inspectors
  28. 28. F u l l 6. Structural Defects C i r c l e This support H post is not o m installed e correctly. I n The plate at the s end of the post p e should support c t the entire beam i o assembly. n s Copyright 2006 The National Association of Certified Home Inspectors
  29. 29. F u l l 6. Structural Defects C i r c l e H o The support pier in m this house is not e properly placed to I support the beam. n s p The floor beam e c was installed t i about 6“ too far to o n the left. s Copyright 2006 The National Association of Certified Home Inspectors
  30. 30. F u l l 6. Structural Defects C i r c l e This support H beam was o m misaligned where e it meets the I foundation. n s Wooden shims p e were installed in c t an attempt to i o correct the error. n s Bad planning by the foundation contractor. Copyright 2006 The National Association of Certified Home Inspectors
  31. 31. F u l l 6. Structural Defects C i r c l e The placement of H o the crawlspace m vent was e changed in the I n plans. s p The main support e c beam is resting t i on one little piece o n of 2 x 4. s This house had just passed local municipal code inspection. Copyright 2006 The National Association of Certified Home Inspectors
  32. 32. F u l l 7. Last Minute Changes C i r c l e • Building a house is a complex process. H o Sometimes, little things get missed. m e • When they do, it is imperative that the I n s errors be corrected properly, and in a p e c professional manner. t i o n s • Haphazard or ‘figure it out as you go’ correction can be very costly. • Better to find them out before the sale is complete. Copyright 2006 The National Association of Certified Home Inspectors
  33. 33. F u l l 7. Last Minute Changes C i r c l e No place for the H garage door o m opener? No e problem. I n Let’s just cut s through a large p e support joist in the c t garage’s ceiling. i o n s Copyright 2006 The National Association of Certified Home Inspectors
  34. 34. F u l l 7. Last Minute Changes C i r c l e No clearance for H the garage door o m opener’s track? e Again, no problem! I n s Let’s just break out p e the old acetylene c torch and cut a hole t i o through a steel n girder. s Think of the time and effort that went into creating this defect. Copyright 2006 The National Association of Certified Home Inspectors
  35. 35. F u l l 7. Last Minute Changes C i r c l e This huge (15,000 H SF) custom house o was halfway built m when they found e out that it was I n falling over. s p Some of the e c engineering t i o calculations were n wrong. s Large and expensive repairs had to be done. Even architects and engineers make mistakes. Copyright 2006 The National Association of Certified Home Inspectors
  36. 36. F u l l 7. Last Minute Changes C i r c l e Custom made and H massive new steel o m girders had to be e installed. I n This also called for s a complete change p e in the design and c t layout of the house. i o n s Copyright 2006 The National Association of Certified Home Inspectors
  37. 37. F u l l 8. Electrical Defects C i r c l e • Most of the new houses on the market H o are built after the tear down of an old m e house. I n s • This means that the new houses are p e c substantially bigger than the houses the t i o n replace. s • Large houses have their own special needs, especially with regards to the electrical system. Copyright 2006 The National Association of Certified Home Inspectors
  38. 38. F u l l 8. Electrical Defects C i r c l e Larger houses H require larger o electrical m service. e I Just two n s decades ago, p 60 amps were e c considered to t i o be sufficient. n s This house is supplied with 400 amps of electrical service and two large 200 amp panels. Copyright 2006 The National Association of Certified Home Inspectors
  39. 39. F u l l 8. Electrical Defects C i r c l e Large electrical service H requires large electrical o service equipment. m e This 400 amp main service I equipment panel is usually n s only found in commercial p construction. e c t Does the electrical i o n subcontractor have s experience with installing commercial equipment such as this? Copyright 2006 The National Association of Certified Home Inspectors
  40. 40. F u l l 8. Electrical Defects C i r c l e With so little room H o in urban building, m sometimes the e electrical service I n drop is placed too s close to doors, p e windows and other c t areas where people i o may come in n s contact with the wires. Copyright 2006 The National Association of Certified Home Inspectors
  41. 41. F u l l 8. Electrical Defects C i r c l e H With large houses, o it is necessary to m run wire long e distances. If not I n done properly, this s p can cause e excessive drops in c t i voltage. o n NEC states that s voltage drops should not exceed 5% at 12 amps load. Here we see more than twice that. Copyright 2006 The National Association of Certified Home Inspectors
  42. 42. F u l l 8. Electrical Defects C i r c l e H o m e I n s p e c t i o n s Recessed, ‘can’ ceiling lights are very popular, but must be installed properly and of the proper type. This light is not. Copyright 2006 The National Association of Certified Home Inspectors
  43. 43. F u l l 8. Electrical Defects C i r c l e H o m e I n s p e c t i o n s Do you see where this recessed light is installed? Copyright 2006 The National Association of Certified Home Inspectors
  44. 44. F u l l 8. Electrical Defects C i r c l Inside the pull e down stairway to H o the attic! m A very ingenious e I installation, but n to acceptable to s p National Safety e c standards. t i o n s Copyright 2006 The National Association of Certified Home Inspectors
  45. 45. F u l l 8. Electrical Defects C i r c l e H o m e I n s p e c t i o n s Installing a 240 volt electrical receptacle directly next to a toilet is also not a good idea. Copyright 2006 The National Association of Certified Home Inspectors
  46. 46. F u l l 9. Water Heaters C i r c l e • Water heaters, if improperly installed or H o maintained, can pose serious safety m e concerns. I n s p • Does the water heater have sufficient e c combustion air? t i o n • Was it properly installed. s • Is its safety features working properly. Copyright 2006 The National Association of Certified Home Inspectors
  47. 47. F u l l 9. Water Heaters C i r c l This water heater e was only 3 years old. H o It was improperly m installed. e I n Its water connections s were not equipped p e with the required di- c t electric fittings and i o the flue pipe was n s improperly set. Copyright 2006 The National Association of Certified Home Inspectors
  48. 48. F u l l 9. Water Heaters C i r c l e This water heater’s H TPR (Temperature o m Pressure Relief) e valve connected to I plastic tubing and n s extending up rather p e than down. c t In the case of i o n excessive pressure, s live steam would be sprayed outward and upward and the steam’s heat would melt the plastic discharge piping. Copyright 2006 The National Association of Certified Home Inspectors
  49. 49. F u l l 9. Water Heaters C i r c l e H o m e I n s p e c t i o n s This water heater was installed in an unfinished crawlspace, directly on the ground. Copyright 2006 The National Association of Certified Home Inspectors
  50. 50. F u l l 9. Water Heaters C i r c Just too many things wrong in one place. l e H o m e I n s p e c t i o n s Copyright 2006 The National Association of Certified Home Inspectors
  51. 51. F u l l 10. Just Plain Bad Luck C i r c l e • Even with the best plans and the best H o Builder and the best subcontractors, m e Murphy’s law still has precedence I n s • This is what is technically known as the p e c ‘Oops’ factor t i o n s • The usual hazard to the home inspector is just plain laughing themselves to death. Copyright 2006 The National Association of Certified Home Inspectors
  52. 52. F u l l 10. Just Plain Bad Luck C i r c l e Improper toilet / H door placement. o m Bad planning and e lack of I n coordination s p between sub e contractors. c t i o Many buyers just n can’t understand s how this could have happened. Many contractors wonder as well! Copyright 2006 The National Association of Certified Home Inspectors
  53. 53. F u l l 10. Just Plain Bad Luck C i r c l e “It was OK before H they installed the o m carpet.” e Different sub I n contractors blaming s p each other. e c Originally, sub- t i o floor, then n hardwood, than a s change order for carpet. In any case, the receptacle should not be installed in the base molding. Copyright 2006 The National Association of Certified Home Inspectors
  54. 54. F u l l 10. Just Plain Bad Luck C i r c l e The interior H o designer got a little m carried away with e the White Sox win, I n last year. s p Please Note: e c t The usage and i o spacing of the bats n s as ballisters does not conform to National Safety standards for child safety! This is a child safety hazard! Copyright 2006 The National Association of Certified Home Inspectors
  55. 55. F u l l 10. Just Plain Bad Luck C i r c l e H o Is the light fixture m too high or the e I suspended ceiling n too low or are the s p light bulbs of too e c high a wattage? t i o Whatever the case, n s it is a fire hazard and is wrong. Copyright 2006 The National Association of Certified Home Inspectors
  56. 56. F u l l 10. Just Plain Bad Luck C i r c l e H o m e I n s p e c t i o n s This huge, beautiful whirlpool was, later, surrounded with expensive Italian marble tile. Problem? No access door was installed. Copyright 2006 The National Association of Certified Home Inspectors
  57. 57. F u l l 10. Just Plain Bad Luck C i r c l e H o m Many masons e today use the I n ‘Buddy’ system s for laying bricks. p e c The outcome? t i Improper o n buttering of brick s joints as seen on the right. Copyright 2006 The National Association of Certified Home Inspectors
  58. 58. F u l l 10. Just Plain Bad Luck C i r c l e H o m e I n s p Too much e fertilizer in the c t i roofing cement? o n s Copyright 2006 The National Association of Certified Home Inspectors

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