Many people are buying new construction these days and not finishing the basement. They think they can do it better, cheaper or with more flair than the builder will deliver. Here is an example of new construction with a basement bathroom rough in.
This is a final inspection just prior to the buyer taking occupancy.
I did not do a pre-drywall inspection.
This is the "rough in" left for this buyer to finish into a bathroom.
What impresses me is this:
1. There is no third drain for a sink or tub. Only two drains were placed in the floor.
2. The floor will have to be torn up to accommodate a third drain. The position of the other drains is unknown, so incorporating this drain into the others might be hit or miss.
3. There is no upward venting provided for displaced air to go. The nearest area with other plumbing, and venting, is about 30' away.
4. The drains are oddly placed, so a straight wall would not incorporate the one drain and yet provide enough room to place a toilet inside the wall.
5. Any wall would cover the side of one of the panel boxes!
6. If somehow a wall could be positioned to properly accommodate these drains, the space left to get to the panel boxes would be very dark. A light would need to be installed to see the panel boxes well.
7. If the rest of the basement is finished and the wall to the right of those panel boxes is covered with studs and drywall, the space to get to the panel boxes would be about 32" wide. That's a closet!
8. The panel boxes cannot be incorporated into the bathroom. It is not permitted to have panel boxes in a bathroom!
All this flew through my head as I first saw this arrangement. You can tell that this is a big house because there are two 200amp panel boxes. So this client has money and very much wants to finish the basement.
I am willing to bet that the architect did not design this. It might be true that this whole corner was intended to be the bathroom and when they ran the electric cables into the house they selected this as the easiest/best place. But it is a problem! THE SUPERVISOR SHOULD HAVE CAUGHT THIS.
My recommendation: builders tell buyers all the time that there is a supervisor on site every day and that the County does many inspections throughout the building of their new home. And they further tell buyers that because of all that a home inspection is not necessary. Don't buy it! Get a home inspection on new construction. For all you know, doing so will make all the difference.
Jay Markanich Real Estate Inspections, LLC
Based in Bristow, serving all of Northern Virginia.
Office (703) 330-6388 Cell (703) 585-7560