Builders are offering low interest rates right now, so a lot of buyers are choosing new homes over resales. That is fine, but new does not mean perfect. On this two-story new build I was looking for safety issues and installation defects, not paint touch-ups. Here is what came up.
Outside
- Extra roof tiles stacked right above the front entry. If the wind moves them, they come down on someone. Those need to come off the roof.
- The side yard swale needs cleaning out so water from the backyard can reach the street.
- A gap in the stucco with chicken wire sticking out around a water heater discharge pipe. No metal lath should be exposed.
- Window gaps. Fresh stucco shrinks away from window frames as it cures. Those gaps are normal, and they are a big item to get sealed at your 1-year warranty visit.
- Dry plants. I ran the irrigation, and several bushes were not getting enough water from their emitters.
- Unfinished wood gates will turn black in a year or two without a sealer.
Good items: 60 PSI of water pressure with a pressure regulator and expansion tank, a 200 amp panel with arc-fault and GFCI breakers, flat concrete roof tiles that protect the underlayment well, and a termite pre-treatment on file.
Inside
- A kitchen drawer that was badly crooked and would not open properly.
- An unfinished outlet with no cover.
- The water heater was not connected yet, so there was no hot water to test anywhere. It also sat slightly out of level.
- The door from the garage into the house would not close and latch on its own. That door is supposed to self-close for fire safety, so the hinges need adjusting.
- Missing covers on the garage door sensor boxes and an outlet upstairs.
- A loose return register, a fallen blind and dirty, scratched fixed windows.
The laundry room
There was no drain pan under the washer, and the washer had rubber supply hoses. If a hose bursts or the washer overflows on the second floor, there is nothing to stop the water. I recommend a washer pan and stainless braided hoses.
Bathrooms and finishes
The primary shower had a gap where the tile was never finished along one side, open all the way down. That needs to be sealed before anyone showers in it. The stair treads were consistent, which matters more than you would think. On the cosmetic side, I pointed out bad paint, missed texture and holes cut in drywall. That is your job on the blue tape walk, but I note what I see.
New build inspections in Gilbert and the East Valley
Whether you are buying in Gilbert, Queen Creek, San Tan Valley or Mesa, get your new home inspected before the final walk. See our new construction and pre-drywall inspections and the 11-month warranty inspection. Every home inspection includes a termite (WDO) inspection at no extra charge, plus a 1-year termite warranty through Firehouse Pest Control in Gilbert if no active termites are found.
Buying a home? Book your inspection online or call 623-399-0079.
Property Inspections Plus is a Gilbert, AZ home inspection company led by Certified Master Inspector Dan Pierce. We inspect homes across the East Valley, the Phoenix metro and the rest of Arizona. See all of our service areas.
