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Arrange a pre-completion inspection with the builder, check the home’s visible finishes and working systems room by room, and document every concern before closing. A buyer walkthrough is not the same as a municipal permit inspection: the city or other authority checks permitted work against code, while your review can also cover operation, finish quality, plan selections and details that matter to you. Timing, access rights and warranty terms depend on your contract and jurisdiction.
When to arrange the inspection
Ask the builder in writing how to schedule access and what the visit includes. Confirm whether you may bring an independent inspector, how much notice is required, how to submit defects, and when the builder will respond. Review your purchase contract and local requirements for binding terms; an orientation or sales visit does not necessarily satisfy a formal inspection opportunity.
There is no universal inspection deadline in the sources available. Miami-Dade County recommends walking through the home with the developer, builder or representative before signing closing documents. Under the New Homes Quality Board (NHQB) Code, a covered developer must give the customer an opportunity to inspect before completion and after notice to complete has been served, unless both sides agree to an earlier inspection. Check whether the NHQB framework applies to your development and which Code version covers it; the NHQB identifies different versions for homes reserved before and from 2 March 2026. Miami-Dade County’s newly constructed homes guidance and the NHQB Code describe their respective frameworks.
Miami-Dade recommends bringing someone knowledgeable about building trades, such as a licensed engineer or architect. The NHQB cautions that its standard checklist was designed for professional use: a customer inspecting alone may miss items or interpret requirements differently. Its house checklist, Version 2 (March 2026) is intended to help assess finish quality and record matters for the developer’s attention. Use the checklist version applicable to your home and reservation date, rather than assuming its measurements or standards apply everywhere; see the NHQB resources.
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How to check the home room by room
Bring a printed checklist or organize notes by room and system. Coordinate access to utilities and builder-installed appliances beforehand: some checks require power or water to be on. Miami-Dade’s checklist recommends examining the following items:
- Plumbing and drainage: Look for leaks and noisy water lines; operate fixtures and drains, and note possible clogged sewer lines. Check exterior drainage for ponding.
- Roof and attic: Look for signs of roof leaks, loose or chipped roof tiles where safely visible, and visible attic insulation. Do not climb onto the roof or enter an unsafe area to inspect it.
- Heating and air conditioning: Run the systems if utilities are available. Note whether they operate and look for signs of condensation.
- Electrical items: Check accessible outlets and light fixtures. A plug-in receptacle tester can offer a limited check of accessible outlets, but cannot establish that wiring is fully safe or replace an electrician’s assessment.
- Appliances and built-ins: Operate builder-provided appliances. Open and close cabinets and vanities to check that they function properly.
- Doors and windows: Open, close and lock each one. Note missing caulking around windows, doors or other finished areas.
- Floors, counters and finishes: Look for cracked, chipped or broken tiles, and inspect walls, trim, paint and other finish workmanship.
- Plans and exterior items: Compare visible work with the approved plans and your selections. Check required landscaping and test intercom or alarm systems if provided.
Miami-Dade flags certain checks as requiring utilities to be on. Confirm which apply to your appointment, and ask the builder to arrange utility access rather than assuming systems can be tested without it. The county’s walk-through guidance is specific to Miami-Dade; use local guidance for requirements where your home is being built.
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How to document and report defects
For each concern, record the room or exterior location, what you observed, when you tested it, and whether the builder’s representative saw it. Take clear photos or short video if permitted. If an item appears inconsistent with a selection or specification, identify the relevant document rather than relying on memory.
Send the list through the builder’s stated process, ask for acknowledgement, and request the expected correction and reinspection process. Keep your copy, images and related communications. The sources establish the use of checklists and defect lists, but not a universal repair deadline; ask for the builder’s timing in writing and check your contract for applicable terms.
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What municipal inspections do—and do not—cover
Municipal inspections are associated with permits and code compliance, not simply a buyer’s finish review. Phoenix describes construction-stage inspections that include framing and rough plumbing, mechanical and electrical checks before insulation and drywall. Philadelphia describes a final inspection as a step to verify completed permit work and life-safety systems before permit closeout and occupancy approval where required. Those processes vary by municipality and permit. See Phoenix residential inspections and Philadelphia’s inspections by permit type.
A buyer’s walkthrough can address other concerns, including appliance operation, finish quality, drainage, plan selections and details that matter to the buyer. The local inspection record is useful, but it does not substitute for reviewing the home for your own concerns; nor does a buyer walkthrough replace required permit inspections. The precise division depends on local rules and the permit.
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When to bring an independent professional
Consider a qualified independent home inspector or relevant building professional if you want an expert assessment, are unsure how to interpret checklist standards, or need help identifying concerns beyond obvious finish issues. Miami-Dade suggests a building-trades professional such as a licensed engineer or architect, and the NHQB explicitly notes the risk of a customer misreading a professional checklist. Before booking, verify the person’s qualifications and insurance, agree on the inspection scope, and confirm that the builder and applicable local rules allow access. No particular provider or credential is required everywhere.
If you inspect without a professional, treat your review as a practical check of visible and operable items, not certification that the home meets every technical standard. Do not test unsafe areas or dismantle building components; report concerns for the builder or an appropriate professional to assess.
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Records and warranty documents to request
Before signing or closing, ask the builder for closeout information and the actual written warranty. Miami-Dade advises buyers to obtain contractor and subcontractor contact details and license or competency information, any available termite inspection certification, and other records identified in its guidance. The county recommends at least a one-year builder warranty and that appliance warranty certificates be completed and returned within the required time. These are Miami-Dade recommendations, not universal warranty terms.
Read the warranty itself for coverage, exclusions, how to submit a claim and any notice deadlines. Confirm local consumer protections and contractual obligations that apply to your purchase rather than assuming the county’s recommendations set the terms for another jurisdiction.
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