New Construction
Does a brand new home really need an inspection?
By Steve Lockhart
The short answer
It is a myth that new means flawless. New homes close with punch list items all the time: nail pops, paint and caulk touch ups, cabinets that need adjustment, HVAC that is not balanced, minor plumbing and electrical issues.
Full answer
It is a myth that new means flawless. New homes close with punch list items all the time: nail pops, paint and caulk touch ups, cabinets that need adjustment, HVAC that is not balanced, minor plumbing and electrical issues. City and county inspections check code, but they do not review the home the way a buyer's inspector reads it, room by room and system by system.
The most valuable inspection happens before the drywall goes up, when you can see the framing, wiring, plumbing, and ductwork with nothing hidden. It is inexpensive relative to the peace of mind, and catching a problem at that stage is far cheaper than after the walls are closed. A pre-closing inspection then verifies systems and finishes, and your walkthrough documents what the builder owes.
The third inspection is the one most owners miss: roughly eleven months in, before the one year workmanship warranty ends. Settlement cracks, HVAC or plumbing issues, and failed finishes surface in the first year, and found while under warranty, they are the builder's cost. Found after, they are yours. One inspection appointment can be worth more than the entire warranty paperwork.
Go a little deeper
Frequently asked
Questions people often follow up on
What is a pre-drywall inspection and is it worth it?
It is an inspection after framing and rough plumbing, electrical, and HVAC are in but before insulation and drywall cover them, so everything is visible. Many experts consider it the highest value inspection a new home buyer can buy, because problems caught while the walls are open are cheap to fix.
What kinds of issues do inspectors find in new homes?
The common list includes missing or loose fasteners, improperly sealed ducts and plumbing, grading that slopes toward the home, unlevel surfaces, doors and windows that do not operate right, and finishes with defects. None of these is dramatic, and all of them are cheaper to address early.
If I miss the pre-closing inspections, can I still be protected?
Yes. The 11 month warranty inspection is the next best moment, before the one year workmanship coverage expires. Nevada's implied warranty and the builder's limited warranty still protect you on structural and system issues, but an inspection is what finds the problems in time to use that protection.
The Lockhart Method
The Lockhart Method
Your Home | My Strategy | Proven Results
My strategy: schedule the three inspections like appointments with your money. Pre-drywall, pre-closing, and month eleven, each tied to the warranty calendar, so the builder's coverage does the work you paid for and nothing hides behind a fresh coat of paint.
Schedule a Consultation