💸 The $3,000 Heating Bill and the Attic That Time Forgot

🕵️‍♂️The Inspection Insider

The Inside Scoop for Buyers, Sellers, and Realtors

This Week's Inspector Spotlight: Brand New Home - Zero Attic Insulation

When a homeowner tells you their heating bill was over $3,000 for the winter—and their brand-new home still felt like a meat locker—you expect something odd. But this wasn’t odd. It was insane.

Freezing to Baking!
The home was in a new development on the north side the city. A modern build in a new subdivision—barely a year old, never renovated, still had that “new paint” smell. The owner had moved in just last fall and was excited to finally escape the quirks of his old fixer-upper. But by February, he was less than thrilled.

“We froze all winter,” he said. “We wore a jackets in the house. And my energy bills… I thought there was a mistake.”

He wasn’t exaggerating. His winter heating costs topped $3,000. The house was also roasting hot and summer is just starting here! That’s when he called me.

The Problem
At first, I suspected a damper issue or an airflow problem. Maybe the ductwork wasn't balanced or the thermostat had been installed in the wrong spot. But the furnace was sized properly. The system looked brand new. Nothing jumped out.

Then I opened the attic hatch.

Or more accurately—I opened the gates to the Twilight Zone.

Because what stared back at me was… nothing.

No batt insulation. No blown-in cellulose. No spray foam. Just open trusses, exposed roof decking, and a whole lot of air. A beautiful, untouched attic. Builder-fresh—and completely naked.

The Major Event
I called the homeowner over and showed him a photo of the bare attic.

“Uh… shouldn’t there be something up there?” he asked.

“Yes. There absolutely should be. This is a big problem”

I asked if the builder had done a final walkthrough or given any documentation about attic insulation. Turns out, he had called the builder several times and the builder told him it was “normal.”

So he didn’t send someone to look or come himself? I asked.

No he said it was normal!

It’s anything but normal ! I’ve heard a lot of creative excuses from builders, but that seemed like he didn’t even try, the laziest excuse I’ve ever heard.

This wasn’t some exotic building technique. It wasn’t ICF or SIPs. It was wood framing and trusses—standard construction. And in a region that hits -40°C in the winter, skipping attic insulation isn’t just cutting corners—it’s financial sabotage.

Lesson Learned
I wrote up the issue in the report and suggested he bring it directly to the builder—with photos. He also was going to call the new home warranty company because he wanted it on record in case he had an problems in the future.

He was going to ask the builder to reimburse him for this past winters heating bills on top of fixing the insulation issue. I half jokingly said “Ask him for a free Air Conditioner too!”

All of this could’ve been avoided with one simple step: open the attic hatch.

Inspections aren't just for 1970s bungalows or spooky crawlspaces. Even brand-new homes can hide massive oversights. That’s why I always say—trust, but verify. Especially when it’s freezing in your living room.

Always Check the Attic—Even in a New Build
Just because a home is brand new doesn’t mean it’s been built right. Builders can forget—or skip—insulation, ventilation, or even basic sealing. Before you move in (or list it for sale), pop the attic hatch and take a peek. If you see bare wood and no insulation, stop everything and get it fixed.

When I noticed the hot water tank leaking, I expected to see a puddle. But the floor was bone dry… and the tank kept emptying. That’s when I realized the water was going somewhere. What I found under the basement floor? Let’s just say it was deeper than expected.

Ron Henderson, CMI
Certified Master Inspector

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