Pre-Delivery Inspections Barrie New Homes. Many of the pre-delivery inspections that I do are usually delayed because the builder tries to deny access to the buyer when he has a home inspector with him. Sadly, this is not the way things are supposed to work. I always ensure the buyer notifies the builder in writing as required by the Tarion rules.
HOME INSPECTORS ARE PERMITTED TO ATTEND PRE-DELIVERY INSPECTIONS.
Builder Bulletin #42 from the Tarion Warranty Program issued August 2003 states that all new home owners whose homes have a possession date after Oct. 1, 2003 are entitled to bring a home inspector with them to their pre-delivery inspection with the builder. In the past many builders have flatly refused to allow home inspectors to attend this very crucial inspection with their clients. Builders can no longer say this, they must allow a Home Inspector to attend if the client wishes.
Some builders have stated that they will not permit inspectors or that either the client or the inspector may attend but not both – This is not the case and this very important Builder Bulletin clearly states on page 5:
“Builder Responsibilities… 2. Make an appointment with the purchaser well in advance to conduct a PDI at a time that is mutually convenient. Purchasers may attend in person, send a designate to conduct the PDI on their behalf or attend with their designate.”
It is an owners right to have a professional home inspector act as a designate in order to protect their investment. If your builder still insists it is not allowed, we suggest that you quote Builder Bulletin # 42 dated August 15, 2003 and effective Oct. 1, 2003. Should your builder still refuse to allow your inspector to attend, you may want to contact the Tarion Warranty Office and your lawyer in this regard.
Read this important Builder Bulletin#42 completely (but especially pages 4-5) prior to closing in order that you fully understand your homeowner rights under the Tarion Warranty Program and that you fully comply with all their requirements and deadlines. Experience tells us that those homeowners who don’t fully understand the Tarion process have often found their pleas for help falling on deaf ears. You must comply with all Tarion requirements if you want the system to work for you. We strongly recommend that you visit www.tarion.com to ensure that you fully comprehend your obligations under this program. Just one example of this is the need to continually repeat all outstanding issues pertaining to your new home, each and every time you submit forms to Tarion- otherwise they may assume that all previous defects have been remedied (it’s in the fine print, so make certain that you read it all!).
If you waive your right to having home inspection representation, you may encounter difficulties in trying to prove that any deficiencies existed in your home unless reported as such to the Tarion Warranty Program at the opportunities that they permit – the Pre-delivery Inspection (PDI), 30 days after delivery and at 11 months just prior to your one year anniversary date.
If you are thinking of buying, or have already bought a new home, we strongly suggest that you visit the Canadians For Properly Built Homes website to understand some of the problems that may arise out of new home ownership. This consumer group occasionally offers outstanding seminars for new home buyers that should not be missed!
Just one of the common problems I often encounter is lack of insulation in the attic. Whether from blow back from soffits being open during insulation installation or just poor installation, this is not something you want to ignore when buying a new home. As the Barrie Home Inspector I recently inspected a new home and found only 7 inches of insulation in a lot of low areas in the attic; the certificate indicated 10.4 inches of insulation. Even settling could not account for over 3 inches of missing insulation.
Your local building department does not have the staff to visually inspect every home throughout its construction. Your builder hires sub-contractors to do most of the work. This very process invites poor construction and shoddy workmanship. It is left up to the home owner to identify and have the builder correct all these areas that may or may not have been overlooked or missed.
Once you have signed your PDI form, you basically accept the home except for those defects you have identified. This is why it is so important to have a trained professional identify these items and place the responsibility on the builder to have them rectified.
“Caveat Emptor” — Buyer Beware and remember this also goes for your home inspector – ensure he has the qualifications and experience to represent you. Always verify his experience and references….
An excerpt from Tarion’s site concerning the builders responsibilities for the Pre-delivery inspection…
PART B: THE PRE-DELIVERY INSPECTION (PDI)
On or before the date of possession, the builder is required to conduct a PDI of the home with (at the
purchaser’s option): (i) the purchaser; or (ii) the purchaser’s designate; or (iii) both the purchaser and
his/her designate, and to complete the CCP (and Warranty Certificate) and the PDI Form with the
purchaser, or with the purchaser’s designate if the purchaser is not attending the PDI.
The PDI Form is designed to capture deficiencies in the home at the time of possession, including items inside and outside the home that are incomplete, damaged, missing, or not operational, or items that cannot be assessed because they are obscured from view or are inaccessible.
Builders may use their own PDI form, instead of Tarion’s standard PDI Form, provided that it contains, at minimum, all of the information that is contained in Tarion’s standard PDI Form. The PDI itself should be as thorough as reasonably possible. The builder should take this opportunity to explain how the home and its systems work, which may prevent some customer service calls in the
future.
Most of the builders representatives do their best to mis-lead buyers about the importance of the PDI inspection and try and relegate most items to the 30 day list. Then the home is in possession of the buyer and they can not be held as liable as when the home is in their possession. They cannot dispute claims when they have possession on the home.