Don’t make a million-dollar mistake By Don McGonagil September 09, 2005   There is no free lunch You get what you pay for. Or do you? Sometimes you get less than you paid for, you get taken advantage of. The product falls short of generally accepted standards. My Dad corrected this line, offering the sage advice “You pay for what you get.” His favorite quote was “There is no free lunch.” Quality isn’t free. When buying a custom built house, homeowners expect craftsmanship. When investing over a million dollars in a development of McMansions in Brentwood or Franklin (or anywhere for that matter), you expect quality. Such is not always the case. The problems No one is documenting the extent of the problem, but some estimates claim that 15 percent of all new homes are seriously defective. Experts say the fast pace of construction is a cause. They point to several other contributing factors. Builders are under pressure to keep costs down so homes are affordable and profitable. Demands for energy efficiency and environmentally sound products mean that homes today are more complicated to build. Qualified laborers and quality materials are sometimes in short supply. Recent comprehensive inspections on new custom built properties revealed the following concerns — non-operational electrical outlets, improper wiring (no grounding and reversed polarity wiring on several outlets), open electrical junction boxes, improper grading and subsequent drainage problems, moisture intrusion into the crawl space, copper/galvanized contact (causing electrolysis or corrosion when dissimilar metals contact each other, damaging the softer metal, in this case, the copper supply pipe), insufficient slope of drain pipes for adequate waste drainage, improperly installed insulation, termite infestation problems, over-spanned framing members, unblocked flooring systems, improper foundation venting, under-supported ductwork, pinched, crimped, kinked, damaged ductwork, excessive construction debris under the house, substandard structural support piers, no termite resistant barrier above the foundation block under the framing plates, improper dryer vent termination, improper bathroom exhaust termination, standing water in the crawl space, a non-operational sump and a broken crawl space access door. Ouch! Do your homework The potential for serious defects in new or young homes makes it imperative for home buyers to be vigilant before they sign a contract or go to closing. If you’re building a new home, research your builder by consulting your local Better Business Bureau for a complaint history. Most importantly, talk to residents of other housing developments by the same builder. As for checking out your builder’s reputation, visit his previous developments, knock on a few doors, and ask the residents if they had any complaints and if the builder promptly fixed them. Buyers of new houses should monitor construction with their home inspector at each stage of completion so errors can be corrected promptly. Buyers of older houses should have a thorough inspection of all structural and mechanical systems, including plumbing, air conditioning and heating. Whether you’re building a new home or buying an existing one, hire an experienced real estate lawyer and a qualified home inspector. An attorney should review your contract before you sign it, and also any home warranty. Builders sometimes warrant home systems, but not all states regulate the warranty programs or post bonds to secure performance. Make sure the purchase contract includes clauses that protect you. All new houses have problems. What is important is how the builder handles them. You are wise to hire a professional home inspector to check the new house you buy. Don McGonagil, 615.582.2296 The Home Inspection Company, www.thehomeinspectioncompany.com