New does not mean perfect. An independent inspection catches builder mistakes while the builder is still responsible for fixing them.
Key takeaways
- Builders work fast and rely on many subcontractors, so mistakes happen.
- Municipal code inspections check minimum code items, not overall workmanship.
- The best time to inspect is before closing, while the builder is still motivated to correct items.
- A second inspection before the one year warranty ends catches issues that appear after move in.
It is easy to assume a brand new home does not need an inspection. After all, everything is new and the city has already inspected it. In reality, new homes often have issues, and an independent inspection is one of the smartest investments a new construction buyer can make.
Why new homes have problems
New communities are built quickly by many different trades working on tight schedules. Small mistakes such as a disconnected duct, missing insulation or an improperly sloped yard can slip through, especially in busy markets like Palm Coast and St. Johns County.
Code inspections are not the same
Municipal building inspectors check that specific code requirements are met at certain stages of construction. Their job is not to evaluate the finished home as a whole, test every fixture or look for cosmetic and workmanship issues. An independent inspector works for you.
Common new construction findings
- Missing or displaced attic insulation
- Disconnected or crushed HVAC ducts
- Reversed hot and cold water or loose fixtures
- Grading that directs water toward the foundation
- Incomplete caulking and flashing at windows and doors
- Outlets without power or incorrect GFCI protection
- Roof or attic items such as missing fasteners or blocked ventilation
When to inspect
Before closing: schedule the inspection before your final walkthrough so the builder can add items to the punch list while they are still motivated to finish.
Before the warranty ends: many builders offer a one year warranty. An inspection around month eleven catches settling cracks, leaks and systems that were not performing well once the home has been lived in through different seasons.
Working with your builder
Share the report with your builder's customer service team in a calm, organized way. Most builders want happy buyers and will address legitimate items. Photos and clear descriptions make that easier.
Frequently asked questions
Will my builder allow an independent inspection?
Most builders allow it, sometimes with scheduling rules. Ask your sales representative early so it can be planned before closing.
What is an 11 month warranty inspection?
An inspection done shortly before a builder's one year warranty expires, so any issues can be reported while they are still covered.
