Condo’s new, but it still needs scrutiny

Question: We’re buying a new retirement condo. Should we get our own inspector or rely on the builder’s, or do we even need an inspection? After all, we will have a year to request repairs if anything goes wrong during the warranty period.

Answer: There are two reasons why you need your own inspector. First, the inspector you hire will be there to discover every visible and accessible defect, regardless of what that means to the builder’s profits. The builder’s inspector has other loyalties, related to his paycheck. His allegiance is to the builder, not to you.

Second, don’t assume the one-year warranty will cover all inherent defects. All it covers are the defects you find during that first year.

For example, if an appliance ceases to function, or if a sink drain begins to leak, you will probably notice the problem and call it to the attention of the builder. But what about less obvious defects? Suppose there is a safety violation at the garage firewall, an improper gas connection at the water heater, a chimney installed too close to combustible materials in the attic, a portion of the roof that was not properly flashed or some ungrounded electrical outlets. It is unlikely you would become aware of such problems during the first year, and those conditions would remain after the warranty had expired.

Remember, all new homes have construction defects, regardless of the competence or the integrity of the builder.

Furnace in closet a code violation

Question: Our home is very old but was renovated in 1977. The people who are buying it hired a home inspector, who said our gas furnace violates the building code because it is installed in a bedroom closet. We had the home inspected before we bought it, and we’ve had the furnace serviced every year since. No one has ever told us you can’t have a gas furnace in a bedroom closet. Is this really in violation of code?

Answer: The buyers’ home inspector is correct: Section 304.5 of the Uniform Mechanical Code states, “Fuel burning equipment shall not be installed in a closet, bathroom, or a room readily usable as a bedroom, or in a room, compartment or alcove opening directly into any of these.” This prohibition was apparently overlooked by the inspector when you bought your home and by the people servicing it ever since.

This installation may have occurred during the renovation and not have been done with a permit. You can check with the local building department to determine this. Regardless, this will need to be changed.

To submit a question, go to www.housedetective.com.