Even New Homes
Need to Be Inspected

Question: I signed a purchase agreement on a new home that is being built and should be completed in the next month. I recently had a chance to take a look around and noticed that the basement floor has a thin, 10- to 12-foot crack in it. In addition, the basement floor does not appear to be level. The builder told me that it is normal for some cracks to develop and that he will put some sort of sealant down on the floor to prevent the crack from spreading.

I have since found out that there were some problems when the floor was poured. Specifically, the first pour was a hot load, and instead of removing the bad concrete, they just poured over it. As a result, our floor will be six inches thick instead of the planned four inches.

In light of these problems, should I hire a home inspector?

Bracas: Your question illustrates a common misconception among new-home buyers -- many think that they don't need a home inspection. Every home, new or old, should be inspected prior to purchase. You're more likely to find problems in older homes, but as your case shows, new homes also have their share of problems.

A razor-thin crack in concrete is not uncommon and usually is of little concern. Putting sealant in will make it less visible and might keep it from spreading in freezing weather. Your concern over having a second pour is warranted. From what you say, the first pour was four inches thick, which is normal. But the second, only two inches thick, was much too thin. Another question is whether or not steel rebars were placed in the second pour. The rebars keep the concrete rigid even if it cracks.

A hot pour usually means that the concrete had aged too much before it was laid down, which affects its strength. Apparently the first pour was simply not up to tolerances. There is probably nothing wrong with pouring over it -- the first simply becomes a base -- as long as the second pour is a full-depth pour with rebars.

In any event, you'll need a good home inspector to check the concrete for you. Since I assume that your purchase contract doesn't contain an inspection clause allowing you to back out if there's a problem, you may have to argue with the builder about how to fix any problems that are found.

Mr. Irwin has more than 25 years' experience as a Los Angeles-area real-estate broker. He is the author of more than two dozen books about real estate and is recognized as one of the most knowledgeable writers in the real-estate field. Mr. Irwin's most recent book is "Power Tips for Selling a Home for More," (McGraw-Hill, 2000).

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Bracas, Flower Mound, Texas

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