Multiple home inspections pay off

Buyers often assume that if a house is new there's no need to inspect it. What could possibly be wrong with a brand-new house? You'd be surprised.

Following the 1991 firestorm that destroyed thousands of homes in the hills above Oakland, Calif., contractors from around the country moved into the area to take advantage of rebuilding opportunities. The planning department was overwhelmed. Inspectors rushed from one job to another.

Problems that showed up mere years after these new homes were completed were often due to faulty installation of windows and doors, improperly flashed decks over finished living areas, and lack of proper ventilation.

One elderly homeowner rebuilt her home in Oakland's Upper Rockridge neighborhood after the fire. The house looked great, better than it had looked before the fire. However, it wasn't built as well.

When the owner decided to move to a retirement facility, she sold the house. To her surprise, the termite report revealed that the one-story front stair system was severely damaged by wood pests and needed to be replaced at a cost of more than $20,000.

The waterproof membrane had not been installed properly; there was no flashing and no ventilation. Water penetrated the stair system. The area under the stairs couldn't dry out. The damp wood frame provided an ideal environment for wood pests to do their damage.

Several years after rebuilding, another homeowner discovered that the doors, windows and terraces hadn't been properly installed. The house exterior, windows, exterior doors and terrace had to be rebuilt. The homeowner successfully sued the contractor, but it was a time-consuming hassle, and necessitated moving out of the house during the rebuilding process.

Many real estate agents provide forms for their clients to read and sign. These include strongly worded advisories to inspect the property thoroughly. Many inspection reports specify what is and is not included n the inspection. For example, wood-destroying pest (also known as "termite") reports usually don't cover mold. Home inspectors often don't inspect spas, irrigation systems or security systems. And they usually don't check the permit record. ...CONTINUED

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