Reporting from Washington — You won't believe the stuff that Jay Markanich has seen on his rounds as a home inspector in northern Virginia.
Among other things: exhaust fans that vent to nowhere, faulty drain line connections, drywall screws used for everything but their intended purpose, insulation thrown into wall cavities but not stapled to the studs, decks so riddled with nails shot from power guns that they cause the wood to split.
The kicker? This is new construction. Not remodeling projects but brand-new houses that have never been lived in.
Markanich blames the shoddy workmanship he is seeing these days on subcontractors who hire workers from the groups of unemployed people hanging around local stores.
"They're not real plumbers, carpenters or electricians," he said. "But when the truck stops and the driver says he needs a plumber or electrician, they raise their hands. As a result, the workmanship is very sloppy. Some things are just hideous."
That's why Markanich and his colleagues recommend to buyers that new houses be inspected at least twice, once before the drywall goes up — after the walls are enclosed, it's impossible to spot poor work — and again just before the final walk-through.
And don't let the builder tell you that he won't fix anything that's not a code violation.
That's just wrong, the Bristol, Va.-based inspector says. "Shoddy work is shoddy work and should be repaired, whether or not it's a violation. Besides, the code is a minimum standard, so that's not very impressive."
Here's another tip from Reuben Saltzman of Structure Tech Home Inspections in Minneapolis: Don't take the builder's word that the repair has been made, especially if the quality of the work is in doubt in the first place. Have the problem reinspected to make sure it's been fixed correctly.
None of this should be taken as a condemnation of the home-building business. It is just the nature of the beast these days as builders struggle to cut costs to the bone. Even the best builder is at the mercy of the foreman on each job and how well he supervises the various trades.
Thus it is wise for every buyer to go into the process with the realization that there is no such thing as a perfect house. There are simply too many parts and too many people involved for a house to be totally defect-free.
If you can't afford two or more visits by an independent inspector, then at least pay to have your new place examined at the drywall stage and act as your own investigator at the walk-through, when you and your builder give the house a final once-over just before closing.
This pre-settlement inspection is the method that good builders use to introduce owners to their new homes. Among other things, they explain how the appliances operate, show you where the water cutoff is located and explain how to care for the carpet and countertops.
But it also is the moment of truth, possibly your last chance to discover scratched tubs, balky windows, malfunctioning electrical outlets or any one of hundreds of possible defects.
Actually, a good builder will perform his own final inspection before touring the house with its new owner. That way he can spot and repair problems before you ever see them. But too many don't do that, and some don't do walk-throughs at all. They simply hand over the keys and that's it.
You should maintain a wary vigil when you tour your new home for a final inspection. Anything less and you could lose the opportunity to have problems corrected at the builder's expense.
Follow this checklist and you'll come as close as possible to moving into a defect-free home:
•Open and close all doors. Make sure all six sides are painted or sealed. Be certain that locks, including deadbolts, operate properly without binding, and that thresholds are adjusted correctly. Look for warping. Hinges should be clean and free of paint.
•Open all windows. Determine that latches operate properly. Tracks should be lubricated to prevent binding. Make sure screens are in place and aren't torn. Look for broken glass.
•Walk the perimeter of each room, looking for uniform trim fit and finish, gaps that need caulking and protruding nail heads.
•Examine all wall surfaces under natural light and, if possible, at night under artificial illumination for irregularities, nail pops and visible seams.
•Be sure all wall outlets and switches operate correctly. Test light fixtures, making certain that they are attached securely and contain the correct bulbs.
•Tile and vinyl flooring should be clean and free of chips and cracks. Check for missing grout and be sure molding is installed and painted or stained.
•Walk all carpeted areas checking for loose fit and squeaky floors.
•Be sure the builder explains how the house's mechanical systems work — the electrical service panel, the furnace and water heater, the thermostat. Also find out where the water shut-offs are located for each connection.
