Arrange an independent inspection before closing, then use the builder walkthrough to document incomplete work, visible defects, and differences from your signed selections. A new home is not automatically defect-free, but a general inspection is a visual, limited-scope assessment—not a code-compliance certificate or guarantee. In a townhome, also establish which components belong to you and which are maintained by the association.
Book an independent inspection early
Contact an inspector once the anticipated completion date is reasonably clear. Schedule the final inspection before closing, with enough time to review the report, raise issues, and allow for any repairs the builder agrees to complete. The Consumer Financial Protection Bureau recommends choosing an inspector who is independent and accountable to you, and booking early enough to address problems. Being present can help you understand the findings and ask questions. CFPB: Schedule a home inspection.
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Ask prospective inspectors about their experience with new construction, written scope, inaccessible areas, whether utilities must be active, and when the report will arrive. Check applicable local licensing rules, references, and professional history. The inspection agreement should make clear what is and is not included.
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Consider inspections before components are concealed
If the home is still under construction, ask whether the inspector offers phase inspections. The American Society of Home Inspectors describes inspections at stages such as foundation and framing after mechanical, electrical, and plumbing work is installed but before insulation, drywall, and siding conceal it. A final inspection is similar to a standard home inspection and should happen before closing, leaving time for necessary repairs. ASHI: Home Inspection Specializations and Extra Services.
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Buyers of completed spec homes may not have the opportunity to inspect every construction phase. A missed phase cannot be recreated after the work is covered; ask the inspector to identify any resulting limits on what can be observed.
Use the builder walkthrough to check the home methodically
Bring the independent inspector’s report, if available, and the signed specifications or selection sheet. Work room by room and record visible defects, incomplete work, and anything installed differently from the selections. Photograph issues when useful and note the location and a short, factual description.
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Interior checks
- Look for damaged or cracked surfaces, unfinished paint or trim, and visible water staining.
- Open and close doors and windows; note binding, latches that do not work, missing screens or hardware, and loose rails.
- Where permitted, use normal controls to check included lights, exhaust fans, fixtures, and appliances. Run faucets and look for visible leaks; flush toilets.
- Record any system or fixture that is unavailable for testing rather than assuming it works.
Do not dismantle equipment, remove covers, enter unsafe areas, or treat your walkthrough as a code inspection. InterNACHI’s standards describe a general home inspection as a non-invasive visual examination of accessible areas, using normal operating controls. InterNACHI: Home Inspection Standards of Practice.
Exterior, drainage, and shared boundaries
Walk the accessible exterior. Note visible damage or unfinished siding and trim, and ask the inspector about any missing caulk or flashing details they flag. Look for ponding or grading that appears to direct water toward the building, as well as loose handrails or damaged walks and steps. The inspector’s written scope and report—not an assumption that every system has been fully tested—should guide questions about roofing, attic, structure, heating, cooling, plumbing, and electrical components.
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In attached housing, clarify which exterior areas are part of the unit and which are common or association-maintained. Ask who is responsible for the roof, siding, party walls, balconies, drainage, drives, landscaping, and shared utilities. Verify the answer in the declaration, plat, purchase documents, and association materials for your particular community. InterNACHI’s general standards say common elements in multi-unit housing need not be inspected under that standard, and inspectors need not determine property boundaries.
Turn findings into a clear punch list
Keep the list factual and specific. For each item, include its location, a concise description of what you observed, and a photo where helpful. Separate safety or possible water-intrusion concerns from cosmetic touch-ups, but leave severity and repair method to qualified assessment.
- Compare installed items with the signed specifications and selections.
- Share relevant findings with the builder and inspector.
- Ask the builder for a written response identifying agreed work and anticipated completion.
- At a later walkthrough, revisit each item and document anything still incomplete or unresolved.
A checklist can help organize observations; it does not replace a professional inspection. InterNACHI provides a collection of inspection checklists, including a final walk-through checklist.
Understand what an inspection can—and cannot—establish
A professional inspection is a snapshot of accessible conditions on the inspection date, not a guarantee that the home is free of problems. InterNACHI’s standards state that an inspection will not reveal every issue and will not identify concealed or latent defects. The standard also excludes determining code compliance, repair cost, or whether a buyer should purchase the property. Ask the inspector what could not be observed or operated; if the report recommends specialist evaluation, ask a qualified specialist to assess that issue.
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A general inspection is not a substitute for the builder’s walkthrough, a review of the specifications, or verification of construction-code compliance. Its scope and exclusions matter, particularly where components are inaccessible or shared.
Check your contract before deciding how to handle unresolved work
Do not assume an inspection finding automatically gives you the right to delay closing, compel repairs, receive a credit, or cancel. Those options depend on the signed contract, applicable deadlines and remedies, lender requirements, and local law. CFPB consumer guidance notes that whether an inspection contingency permits cancellation, and whether a seller will negotiate, depend on the contract and circumstances. Some loan programs or lenders may require repairs.
Before a contingency deadline expires, review the contract with your real-estate professional or lawyer and ask your lender whether any findings affect loan requirements. Keep written records of the builder’s response and any agreed work.
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