I.) Regarding an Inspector. Is the hiring an inspector for the build process worth while.
If this is the case:
a.) When do you have an inspector come out and do his thing? Before drywall but after the framing is complete?
b.) How does a person go about getting a good inspector? I am not one of those people who likes to open yellow pages and pick a name that sounds good&. But these are areas that are beyond my knowledge& I have a good eye and can tell if something is obviously wrong, but I will not be able to tell enough only obvious sore spots.
c.) What is a resonable cost for an inspector.
As was stated in a prior post, there are guidelines for new construction. Building permits are a different animal. If you are within city limits there will probably be some kind of local permit required for construction, and a city inspector will okay the construction in phases before the occupancy certificate is issued. If you are outside the city limits most counties do not not have any type of permitting for construction, and it will be up to you to make sure the builder is following basic building codes.
If that is the case, I would hire and architect or engineer to come out every so often and take a look. See if there is someone in your area who drafts home plans on the side and see if you can hire them to come out after each phase and give you a brief report (framing, electrical and plumbing, interior walls, finish-out). If all they have to do is walk around and write you a brief report, you might be able to get them to commit to $400-$500 total. A little more than an inspector, but well worth it.
I.)For those whom have bought a new house- What are the chances of the builders allowing the buyer of running low voltage wiring?
The reason I ask is because I want to ATLEAST run some in wall speaker wire downstairs. Personally I hate having 3 lengths of speaker wire running from one end of the living room to another, whether it is across the ceiling or along floorboards that just is not very neat and pretty.
My dream would be a structured wiring panel in a closet with conduit run from downstairs to upstairs& so I can easily add wire for future enhancements...
II.)How do you increase the chances of the contractors/builders allowing you to run some wire or conduit? Should I have the fiancée bake cookies, etc. (for bribes)?
Since low-voltage wiring is not usually a code or engineering issue, most builders have no problem with letting you run your own. Just ask if there is a time when you could go in a do it without getting in the way of the regular crews. Cookies sure couldn't hurt.
Last thing of all I swear this mortgage people want everything! Heck they made my fiancée bring a copy of her diploma so they could copy it!! I am expecting them to ask for a DNA sample next. But thats another story...
Diploma? Which mortgage company are you using? Most mortgage companies require the basics - 3 months of paycheck stubs, bank statements, and savings account statements. They will also require your last two years' tax returns, and will pull a credit report. Unless you are going with some type of non-traditional loan, this is usually it unless there is a lack of credit history or a question about the origin of the down payment money. In that case the lender may very well ask for letters of verification or some such to cover everything.
By the way, please tell me you are going with a local lender and not and internet lender. If you are with an internet lender, DUMP THEM RIGHT FREAKIN' NOW!! Internet lenders are bad news. Period. Lending criteria for typical mortgages are fairly universal. If one lender can do it they all can. Find someone local to help you.
Finally, keep on top of things but don't be a pest. Go inspect the construction regularly and get to know the crew foremand and a couple of the lead personnel, but don't hang around all the time trying to chit-chat. It doesn't hurt if you show up with juice and donuts every so often. Get the crews on your side and they will be more apt to do everything they can for you. If you see problems make a list. Don't just call the builder out of the blue screaming and ranting about something. Schedule a time to meet him on site and point out the concern, giving him a copy of your concern list.
You can be firm while still being polite and businesslike. Jumping up and down and threatening lawsuits over something like a loose toilet will be met with deafening indifference. Always document your communication - jot down notes while you are talking to the builder and make extra notes afterward. That way you have a leg to stand on if something isn't corrected to your satisfaction.
Brad
