Case Study on the Importance of a Home Inspection: Part I

I highly recommend having a home inspection even when buying a new build. Most home buyers when buying an resale or existing home will have a home inspection performed on the property.  A home inspection for a new build can be very advantageous.  We often feel that because something is ‘new,’ there can’t be any issues with the home, that it is normal wear and tear only that can cause problems with a property.  This isn’t the case with new builds.

The builders might have missed something with a property too and the home inspection can itemize issues and items with a property that need to be addressed.  Having a home inspection allows you to go back to the builder for fix-it items so that the house is near perfect when you buy it.  The home inspection can also tell you about the house in areas you don’t normally see.

Clients that have done this have been very pleased with the results.  The home inspector clued them on to things that they could then have the builder fix right away.  In one example, the home inspector informed the home buyer to the fact that the A/C unit was under-sized for the home.

As such, I thought I would provide you the example that really communicates benefits of having a home inspection for a new build property:

Case Study: Why A Home Inspection is Important

“This represents my summary regarding the A/C question that came up from the home inspection and resultant discussions.  Please keep this should you have any need in the future.

Address: Chandler, AZ
Home size: 2200 square feet

History of the A/C issue:

July 31st – August 4th

Home inspection – Exterior of home was evaluated on Thursday, July 31st.  The remainder of the inspection was not performed until August 4 as Brown Family Communities would not let the home inspector in the premises until insurance information was on file with Brown Family Communities.  Inspection concluded August 4th.

Home inspector cited the A/C as a “Major Concern” and indicated “Monitor: The compressor is a 4 ton unit.  This is good up to approximately 1800 square foot. Recommend further evaluation with repairs by a qualified professional in the trade.”

It was around this time that the buyers had inquired with an A/C technician contact who told them that the A/C unit definitely undersized for the size of the home.

Around this time, I spoke with a Chas Roberts Air Conditioning representative (Lance?) that explained that determination of the right tonnage for a home was based on many factors including the size of the home, low-e windows, insulation, and other characteristics.  He did not provide specific input on whether in this case the A/C was likely correct or incorrect.  His recommendation was to ask for a calculation sheet that would show how the specification for tonnage was arrived at.

August 5th (Approximately)

I believe the Buyers sent over the summary sheet for the home inspection to the Superintendant for the community.

August 6

Walkthrough of property.  Buyers and myself met the Superintendant for the community at the sales office on Aloe.  It was during this portion of the meeting that I or the buyers asked about the A/C unit.  The Superintendent indicated that any information could be obtained through the company that performed the installation of the system and gave that contact information when asked as: Red Rock Mechanical at (623) 516-9002.

During the walkthrough, the Superintendent indicated that the A/C was running at 80 degrees and wasn’t running all the time, which was a concern brought up as part of the question on appropriate tonnage.  This was not discussed in detail at that time.

That afternoon, I contacted Red Rock Mechanical to inquire to get specific calculation information for the property.  Red Rock Mechanical took my name, phone number, and the property address and indicated that “Christy” would get back to me. I received no response.

August 7th afternoon (estimation)

I called Red Rock Mechanical again to inquire to get specific calculation information for the property.  I again gave my name, phone number, and the property address. “Christy” was mentioned again.

August 8th

I called Red Rock Mechanical again.  At this time, I was put in touch with an individual but do not recall his name.  At this time, he explained that any calculations for A/C tonnage would have been something done with Brown Family Communities at an earlier stage in the communities’ development (as I understood it) and that they would not provide this information to me.  They indicated that Brown Family Communities would have to give this to me and my buyers.

I sent the following email to the Superintendent of the Brown Family Communities community in question:

From: David Lorti
Sent: Fri 8/8/2008 3:47 PM

The buyers and I spoke to you regarding the A/C unit and who determines the appropriate unit size for the home here.  As such, I spoke to a representative for the company and they said this is something that they did with Brown Communities early on and that any documentation as to how the calculations were derived to determine the appropriate A/C unit size would be something that Brown Communities would have to provide.

As such, do you have a phone number for the appropriate contact at BFC or are you able to look this up and provide this information so the Buyers can review?

Thanks for your help here.

Best Regards,
David S. Lorti, Realtor – MBA,CNE
LortiHomesArizona.com
RE/MAX Elite
8154 S. Priest Drive, Suite 104
Tempe, AZ 85284
Direct: 480-227-6911
Email: david@lortihomesarizona.com
Website: www.LortiHomesArizona.com

I received the following response shortly thereafter:

From: The Superintendent
Sent: Friday, August 08, 2008 4:25 PM

Good afternoon to answer your question bfc and redrock have put in the required size unit (4ton) for the 4504 plan there are many other calculations which figure in to this , low E windows, insulation of the home.  We do not give out the engineering for this.  Redrock mechanical is licensed HVAC company.  If we where talking about the home not cooling this would be a different scenario, but it is cooling to 80 degrees and the unit is not constantly running.  If the home inspector hired feels this is wrong please have him give you the proper paperwork to back up his claim please. other than that there is no action required. Thank you

Brown family communities

I found the response here disappointing, especially given that I was provided the A/C company information and told that they could provide that only to come to this message and its conclusion that no information would be provided.  As for documentation from the Home Inspector, this was provided in the summary report sent to the Superintendent earlier.

The Buyers, who had been copied on this email, contacted me soon after.  I explained that I would contact the corporate offices of Brown Family Communities to see if I could get the information we were requesting.  Although I communicated that I would look at it on Monday morning first thing, I ended up calling Brown Family Communities at approximately 4:40pm on Friday.

I left a voicemail for “Stephanie” on the “Construction” side of the business (phone options).  I tried again to “Customer Relations” and managed to get “Sharon” on the phone. She said that she would research this and get back to me.  At this time, she indicated that it wouldn’t probably be until Monday to hear something.  I commented that I understood given the late timing in the day.

I communicated to the Buyers as to the latest update here and that I would follow-up more on Monday.

Look for Part II of this story coming soon.

Email this Post

Tagged as: Brown Family Communities, chandler az, home inspection, home inspection for new build, home inspection for new home