Since I can be a bit of a "space case" myself, I am pretty forgiving of others when they are forgetful. Often times some of the errors and omissions home inspectors find are related to forgetfulness. Sometimes one might even conclude that it was the result of what was being smoked in a pipe.
Take this plumbing vent for example. If you look closely at the following picture you can see how the pipe runs down hill toward the point where it goes up, increases in size, and then goes through the roof. It has sagged down because the pipe is now full of rain water. This obviously prevents proper venting of the drain vent.
Can you see why it sags down----besides the weight of the water? It is normal for rainwater to enter the pipe and then just drain down through the system just like any other water going down the drain. Notice where the two metal pipe straps have been cut at the last two hanger locations---left and right of where it goes up through the roof?
Why would anyone cut the brand new pipe supports in this brand new house?
This is how it got that way.
The piping was installed after the finish roof covering was installed. By cutting the pipe straps, the pipe could be pushed downward to make installing the pipe's roof flashing easier.
This is where the "forgetting part" comes in
---and why even new construction needs to be inspected.
Charles Buell
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I agree with you on new construction being inspected. Can I use this as an example to my clients to have a pre-Inspection conducted?-Dinah Lee
Charles, as a former home builder I've seen similar problems. Many times subcontractors create problems without thinking. They do something to make their job easier and "forget" to tell anyone. I agree, new homes ESPECIALLY need to be inspected.
Dinah, sure---you may use it any way you like.
John, thanks for the comment
Charles -
Every new home buyer thinks their home is blemish-free just because it is NEW. However, more often than not, sloppy preparation, planning, and actual construction causes problems that will manifest themselves a year or two down the road.
Often times, they feel the New Home Builder's One-Year Warranty will completely protect them. But, often, it does not!
My favorite has to do with laborers that eat their lunch and then toss the wrapping, used napkins, bits of hamburger, etc., down the pipe chases, or in the sub-floor, soon to be covered up forever. Months later, little bugs and small furry animals come to dine on this stuff - and the buyer wonders why!
I renovated an 80-year-old house here in Chicago ten years ago. We needed to open the ceiling in the basement, under the kitchen sink drain, to repair a clogged drain line. Four empty beer bottles came crashing down.
And then there's the old one, where tile installers flush their extra grout down the toilet, or a careless laborer flicks his lit cigarette into a trash dumpster during construction, soon starting a smoldering fire.
Many in the trades lack planning and detail skills, unfortunately. And others just lack common sense!
DEAN & DEAN'S TEAM CHICAGO
Good catch, it looks subtle but important.
Dean, having remodeled hundreds of projects I can attest to all the strange things that get found inside of walls & ceilings.
Richard, before I noticed the cut straps I noticed the wrong slope of the pipe.
Did the town give them a CO on that house with the pipe like that? I have seen similar issues as well with new construction.
Jim, typically on a certificate of occupancy if the handrails and smoke alarm/detectors are in place they don't care about much else:) They already checked the installation of the pipe on the Plumbing rough-in inspection---good to go as far as they are concerned.
This is so true about new construction. Many people overlook new homes!!!
Charles,
You don't miss a trick, my friend! Thanks for the post!
Shazam ..... Never would have picked that one out. That was a good "call". Did the homeowner then reply "Wow, that is why we have that sewer gas smell in the house".
Sean Allen
I agree with Tony DeLuke! You don't miss a trick and you're an excellent nag on new-construction inspection. I did that. : )
Jane, it would be interesting to know the actual statistics on what percentage of new homes do not get buyer inspections.
Tony, I susupect I miss a few things:)
Sean, there was another main stack vent in the home, so really the only risk here was that whatever fixtures were connected to this vent were at risk of having water syphoned out of the associated traps.
Barbara, never been called a "nag" before----not usually part of my job description:)
I do not know how many home inspectors have told me that here in Florida the houses that were built 30 or 40 years ago have a better construction than the new once, makes you wonder what happen to our "improved" building code
Anne, that reminds me of the old saying, "Things are not the way they used to be and they probably never were." More often than not when I hear the comment, "Things are not built the way they used to be." My response is, "Fortunately." I know there are exceptions and contractors that don't have a clue and creates job security for me----but in "general"----I would not want to go back to a previous time.
I think I have to agree. My parents house is very well built, built some 28 years before mine and I think much better. And I was watching over the contractor and subs like a hawk. My parents were working and then just moved in when it was finished. Mostly I think people had a better pride in their work in the 70s.
Tammy, I think it would make for a very interesting study to look at houses from 30-40 years ago and compare them with houses of the same time and price range in relation to the time they were built and actually see if there are qualitative differences. For one thing the understandings about building science in 1970 was vastly different than in 2008. In 1970 there were many jurisdictions that you could design and build a house and nothing about it would be inspected while it was being built and there were no building departments to even issue building permits or certificates of occupancy. The first house I built was in 1976 and the only permit that was required was an electrical permit----this was in Upstate NY. You had to be very lucky to have a builder that was above average back then. Today there is at least some oversight and while you might have aspects of the home that you might be "unlucky" in----technologically (and I would wager structurally) the house is going to be better. Another aspect to consider is that in 1970 a builder might build 4 houses a year so if he had problems with 10% of them it wasn't magnified the way it can today if the builder is building 100 a year and has problems with 10% of them.
OOPS!!! Charles you are right in that many of the new construction defects that I see are attributed to other trades... Good eye and good post...
I think 'better structurally" depends entirely on which builder you are talking about. I have seen some new construction around here that I would not give you a plug nickel for the framing job. Then again, some meticulous builders get my 4 star approval.
Michael, some things are jus "out of sight---out of mind."
Kevin, yup, I have seen a lot of houses built pre 40's that are structurally a POS---or worse:)
Charles is that vent actually that close to the edge of the roof? (and) Why not leave the strapping to last? That's really a "what were they thinking" because there were so many ways to do it right.
Jack
Don't contractors have supervisors or detail guys that look at stuff after the subs are done? I guess I shouldn't complain, that what we are for.
Jack, well it was "that close" plus the 16" overhang. Well, me thinks the cutter had a short memory or a tad bit of "not caring."
Bruce, supervisors? Never heard of that:)
Charlie, I couldn't agree more, new constructionneeds to be inspected, period. I always suggest phase inspected, but not many people want to pay me when the muni inspectors look at the house.
James, while phase inspections interest me---do you find that your insurance has any issues with doing them? I am pretty sure that mine would only allow it with a rider (accompanied with all the IRC certs).
AMEN to new construction inspections being important, I always recommend them and something is ALWAYS found.
Cheryl, as far as I am concerned there is no logic as to why new construction should not be inspected.