But who says new construction homes don’t need inspecting?

By
Home Inspector with Charles Buell Inspections Inc.
http://actvra.in/Q46

 

Take a look at the following pictures very carefully.

What I am hoping you will notice is that the handle on the hot side is in a different position in each photo. 

In the first picture the hot water is turned off and we can see the “cold water” temperature is 41.2 degrees F.

cold water temperature

In the second picture the hot water is turned on and we can see the “hot water” temperature is 41.0 degrees F.

hot water temperature 

Whoops.

It is actually a little hard to imagine how this could happen, but it is another in an endless list of reasons to get new construction inspected.

Turning on the taps for that nice relaxing bath on move-in day might leave the home owner a little “cold.”  And the call to the agent and inspector might not be too warm either. 

On this particular home I found this issue particularly interesting because water temperature at all of the other taps was 158 degrees F.

For those of you that have been living under a log---158 degrees is WAY too hot and will cause 2nd and 3rd degree burns in less than a second. 

Modern fixtures to showers and tub/shower combos are required to be regulated such that these kinds of temperatures cannot be reached—even if the water heater is set too high.  Temperature control devices for this new construction home were either missing or not adjusted properly.

But who says new construction homes don’t need inspecting?

 

Charles Buell, Real Estate Inspections in Seattle

 

 


 

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Seattle Home Inspector

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Show All Comments
Rainmaker
411,963
Betina Foreman
Realtor, C.N.E. Selling Homes in Lake Travis & Central Austin!
512-771-6318 Austin Home Girls Realty

I always council buyers to have EVERY home inspected, both resale and new construction. Builders are not always perfect because they are counting on contractors and they do make mistakes. This is great advice for every buyer.

:)

January 30, 2013 12:20 PM
Anonymous #8
Anonymous
Anonymous

Any purchase requires you to inspect and be sure you have purchase what you want and its in the condition that you expected.

January 30, 2013 12:50 PM
Rainmaker
627,324
James Quarello
Connecticut Home Inspector
JRV Home Inspection Services, LLC

Did you make a cup of tea? The water was hot enough :)

January 30, 2013 12:54 PM
Ambassador
1,442,154
Liz and Bill Spear
RE/MAX Elite Warren County OH (Cincinnati/Dayton)
RE/MAX Elite 513.265.3004 www.LizTour.com

Charlie, Encountered this recently in one of our listings with the hot water not working.  Apparently it had been years since the guest bath had been used and the faucet needed a new core.  If it hadn't been for the home sale they'd have never known they had a problem.

January 30, 2013 01:22 PM
Rainer
12,720
Thomas Thayer
HouseMaster of Glendora, CA

I did a inspection on a new home yesterday. The old adage 'no home is ever perfect' holds up yet again....

January 30, 2013 01:44 PM
Rainer
277,179
Steven Cook
- Pierce, King, Kitsap, Thurston, Mason Counties
No Longer Processing Mortgages.

Charles -- I am surprised with the water that hot at the faucets that the tank wasn't in danger of imminent high pressure release!   Interesting that the one was not close to right at all.

January 30, 2013 01:48 PM
Rainmaker
226,225
Gary & Melynda Wolter
Wolter Team Realtors, CRS 319-350-7901
Iowa Realty

Didn't do one on our own home and totally regret it. Always do one!

January 30, 2013 02:24 PM
Ambassador
1,069,508
Charles Buell
Seattle Home Inspector
Charles Buell Inspections Inc.

Rosemary, for sure---however I have seen a buyer or too that had "unrealistic expectations" too :)

Jim---the water was certainly hot enough---158 is often what I see at those hot water taps at the kitchen sink.

Liz and Bill, interesting---sometimes it can be that simple

Thomas, I have never not found my fee worth of defects on any inspection.

Steven, well it still had a ways to go---the TPRV is not going to go off until it gets to 210 degrees F or 150psi---whichever comes first.

January 30, 2013 02:35 PM
Ambassador
1,069,508
Charles Buell
Seattle Home Inspector
Charles Buell Inspections Inc.

Gary and Melynda---that is what I hear over and over

January 30, 2013 02:35 PM
Rainmaker
127,636
Jeanne Kozak
REALTOR and Broker/Owner in WV and VA
RE/MAX In Action

Any home should have a home inspection, I have had a lot of things wrong in new homes that might never have been caught and the nthe homewoners would have had to fight with the builder to get them fixed with the warranty period. No one is perfect in home building, and that is ok. Just don't buy anyone telling a buyer they do not "need" a home inspection

January 30, 2013 03:09 PM
Rainmaker
358,974
Donald Hester
NCW Home Inspections, LLC
NCW Home Inspections, LLC

Charlie, But did it not pass the AHJ ; ) Just joking. I think it is so important to have every home inspected, especially a new one. Your only time to make it right with the builder.

January 30, 2013 03:56 PM
Rainmaker
289,196
Fred Hernden
Tampa Bay area Home Inspector
Superior Home Inspections - Greater Tampa Bay Area

Charlie, I have never seen one that hot... wow, James is right, time for tea!

I inspected a new construction a few weeks ago that the shower had NO hot water going to it... uh oh!

Get them inspected!

January 30, 2013 04:35 PM
Rainer
163,600
Rob Ernst
Reno, NV-775-342-4767- Inspector & Energy Auditor
Certified Structure Inspector

How was it 158 degrees? Wow that is crazy hot. Good thing guys like you and I check this stuff.

January 30, 2013 05:33 PM
Rainmaker
783,079
Paula McDonald
CHEVAUX Group ~ The Woodlands, TX 936-203-0279
Chevaux Group, PLLC

Any home no matter what age it is should be inspected!  Shoddy new construction can always be discovered in this way.

January 30, 2013 05:59 PM
Ambassador
1,069,508
Charles Buell
Seattle Home Inspector
Charles Buell Inspections Inc.

Jeanne, I think it is WAY easier to get things corrected before move-in than at the end of the warranty period---especially if the builder is no longer around :)

Don, well there is the time just before the warranty is up---but that is often more difficult.

Fred, I have had hot water to toilets several times, but this is a first with no hot water to just one point of use.

Rob, the hottest I have seen is 160---just way too hot.

Paula, I think a lot of times it is just due to things getting "lost in the shuffle" not always due to crappy construction.  Even the best builders are not going to be able to police every little detail.

January 30, 2013 06:29 PM
Anonymous #22
Anonymous
Farley

I Think houses should have a year inspection! See us Leasing Staff

January 30, 2013 09:28 PM
Ambassador
1,294,915
Praful Thakkar
Andover, MA: Andover Luxury Homes For Sale
Keller Williams Realty

Charles, working with my buyer and his builder - when I mentioned that we will have the home inspection after receiving the occupancy certificate, he looked at me as if I killed someone! After reading your post, I do not have second thoughts on that - and will go ahead with the home inspection!

January 30, 2013 10:23 PM
Rainmaker
1,218,430
Jay Markanich
Home Inspector - servicing all Northern Virginia
Jay Markanich Real Estate Inspections, LLC

That tub is for the family who desires consistency - we want our hot and cold to be the same in THIS tub!

I can hardly enter the bathroom when my wife is showering, she likes it so hot.  So I expect that 158F is right up her alley.  You and I can go back under our logs.  She would be quite satisfied.

January 31, 2013 04:41 AM
Rainer
141,632
Robert Sole
REM Inspections LLC

It can also be exciting to flush the toilet and see steam coming out.  Several times the hot water was connected to the toilet instead of cold.  Can give you a rush on a cold morning!

February 03, 2013 07:03 AM
Ambassador
1,069,508
Charles Buell
Seattle Home Inspector
Charles Buell Inspections Inc.

Praful, every builder knows that when the home inspector comes through it is going to cost them time and money :)

Jay, regardless of what temp the water in the tank is the human skin can not tolerate water temp above 120 for more than a few minutes.

Robert, for sure---one of the more common fopas that gets discovered on New Construction

February 03, 2013 11:18 AM
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