An Introduction To New Construction
New housing is all the rage right now in southern Louisiana. We can all see the housing developments popping up left and right. New neighborhood starting from the 200’s! All too enticing, and all in need of a little sobering. New construction can offer you great deals on the most up to date layouts, great flooring choices, as well as that 12ft ceiling you just couldn’t find in a resale home. However, as a home inspector it’s my job is to help you make the best decision possible for likely your biggest purchase, your home. I will go through a brief synopsis of the new construction buying process and hopefully we can learn a few things about construction along the way.
Housing Materials
The truth is, materials determine much of your homes longevity. Our post WW1 president Herbert Hoover in 1922 is to thank for starting the friend you never knew about, the American Lumber Standard Committee. Before this, wood sizes in the USA were largely determined by local agency and weren’t always reliable. For an interesting read on lumber sizing and changes through history, check out this publication from the U.S. Department of Commerce. Long story short, now we have 1.5”X3.5” lumber(2X4) which besides concrete is the most common building material in the U.S.A for residential construction. Although newer construction methods like ICF(insulated concrete forms), Insulated OSB Panels, and older methods like Heavy Timber are used, likely your home will be built with good ol’ dimensional lumber. Your new home will also be insulated, very insulated. So much so that every nook and cranny will be filled with caulk or foam sealant, even the holes in your electrical outlets(not the ones the plug goes into) which can keep heat in or out effectively, but also can keep moisture in. For a deeper dive into this subject, check out this video. This is largely due to the invention of air conditioning systems, a technology that is without thought in new construction, but was only accepted into common building practice as early as the 1960’s. That is a whopping 60 years for something that was virtually non-existent to become essential in residential construction.
Construction Methods
I’m sure you know where this is going, and you’re right. They’ve gotten better! With the advent of crew management softwares for builders, availability of architectural consulting and connection, and even pre-designed home packages we have seen an increase in the speed and effectiveness of construction methods. Key word here: Effectiveness. Due to increases in regulation and material costs, methods such as truss construction have become increasingly popular. In the 1950’s this particular method was popularized(although being around for millennia) and cost engineered with the help of a small friend, the gusset plate. This small metal quadrilateral has hundreds of spikes that quickly join pieces of dimensional lumber to create a mini-bridge in your ceiling that allows you to have those all so coveted open floor plans that allow you to see your kids spilling their sippy cups in the living room from the convenience of the kitchen. In short, it allows builders to use less materials to accomplish greater load bearings over farther distances.
The Not-So-Best Kept Secret of Modern Construction
One word: Oversight. As an inspector, it’s what gives me a job. There’s thousands of codes, safety standards and licenses, but unfortunately everyone is capable of making mistakes. And with structural advances, air-tight home insulation, and complex electrical systems the mistakes often have detrimental effects on your home if not caught soon. Often companies selling at a cheaper price point use cheaper contractors, which unfortunately do work that's often in need of some quality control. To offset this, many of these companies hire in-house inspectors to monitor the progress of the build. A great quality control measure for companies, however thorough in-house inspectors don’t always make the best company men. And to these companies' credit, sometimes the best quality control can’t catch certain issues. A failed plumbing joint, a loose window seal, or a bad knot in a roof rafter for example might only be visible after a few months of in-use time. Only time can tell if a material is up-to-par, and as a new build, that's perhaps the biggest pitfall of all. It simply has not withstood the test of time.
So what are my options?
As you work with your builder, your involvement is going to directly influence the product that you get. Unfortunately, a common theme with builder’s is the idea that if you can’t see it, it's not an issue. So in order to get the best results, you need to make sure that you are monitoring the build at all its major points. Some common points that you should be aware of when monitoring new construction are as follows:
Pre-Pour: Before they pour the concrete, getting a look at the grading, materials, plumbing and electrical entry points, and the general condition of the site.
Pre-Drywall: Before the drywall goes up, get a look at how they framed the home, ran the electrical, and the condition of HVAC. This is often the most overlooked but most helpful point in the build before all of the major systems of the home are covered.
Pre-Closing: This is a full residential home inspection that addresses all the major systems and components of the home. At this point the build is still under construction, so this is where you want to make sure all the finishing touches are done right before the home is built and enters its warranty period(which usually doesn’t cover minor finishes).
11 month warranty inspection: Builders are required to have a 1 year warranty on all major systems and components in the home(read your contract). This is where issues like plumbing leaks, roof leaks, electrical issues, appliance issues, and foundation problems can become apparent. After the 1 year period, most of these issues are now your responsibility to take care of, so this is the last chance to get those things fixed without it becoming your expense.
Curious about warranty law? Check out this link to view what Louisiana mandates builders offer in regard to warranties.
Having a knowledgeable inspector is of the utmost importance when dealing with one of your largest purchases, your home. If you haven’t already, read your contract with your builder. This document will detail what you can and cannot do in the construction process, and will leave you much more informed in an area that many are unfamiliar with. We hope this article was helpful for you as a new home buyer, and if you have any questions about your build or need an inspector to work with you in the process, give us a call, send us an email, or visit our new construction page.
Your Inspector,
Brad
https://en.wikipedia.org/wiki/American_Lumber_Standard_Committee
https://www.industrytap.com/how-the-construction-industry-has-changed-over-time-building-homes/57510
Video (How to Seal a : https://youtu.be/w6aaiRLy64k?feature=shared
