Inspect the home before possession or closing, with the builder present when possible. Compare every room and supplied item with the signed plans, specifications, inclusions and change orders; operate accessible systems and appliances while utilities are on; record each incomplete, damaged, missing or non-working item on the builder’s handover or pre-delivery inspection form; keep a copy and follow up in writing. A careful walkthrough creates a condition record, but it does not replace local approvals, a professional inspection or advice on your contract and warranty rights.
What a pre-possession inspection is—and what it is not
A builder walkthrough, handover inspection or pre-delivery inspection (PDI) is your opportunity to establish the home’s condition before you accept possession. You are checking whether the delivered house matches the agreement and whether visible finishes, fixtures and accessible systems work as expected.
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The inspection is not proof that hidden work is defect-free or that every building requirement has been met. Municipal inspections, occupancy documents and new-home warranty programs have separate purposes. Verify each one for the property’s jurisdiction and your contract. A walkthrough also does not automatically give you the right to delay closing, withhold payment or demand that every item be repaired first; those consequences depend on local law and the purchase agreement.
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1Scan for outdated or missing drivers - takes under a minute2Repair Windows errors before they cause bigger problems3Fix the driver behind crashes, sound loss and screen glitchesOfficial guidance differs by place. Miami-Dade County, Consumer Affairs Victoria and Ontario’s Home Construction Regulatory Authority (HCRA) and Tarion provide useful examples, not a universal legal checklist. Use their practical approach while confirming the rules, forms and deadlines that apply where you live.
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Before the appointment: build your inspection file
Collect the documents that define “complete”
Bring or review the signed purchase contract, approved plans, specifications, schedule of inclusions, allowances, change orders and any earlier punch list. Mark the exact model, colour, finish, appliance and hardware promised for each room. A verbal promise that is absent from the written agreement is difficult to verify later.
- Highlight items that were upgraded, substituted or credited after the original contract.
- List every supplied appliance, light fitting, plumbing fixture, cabinet accessory and exterior feature.
- Note requirements for landscaping, fencing, drainage, parking, storage and other site work.
- Keep copies of emails, selections, variation approvals and payment records with the plans.
Ask the builder what will be available
Confirm the appointment in writing and ask which areas you may enter, whether electricity, water, gas and heating or cooling will be operating, and how the condition record will be completed. Ask what certificates, manuals and warranty documents will be handed over and when keys, remotes and access codes will be released.
Miami-Dade County recommends inspecting with the builder before signing closing documents and bringing a knowledgeable representative, such as a licensed engineer or architect. Consumer Affairs Victoria says a buyer may engage an independent consultant to identify defects or unfinished work. If you hire help, agree on the scope, credentials, fee, timing, access and written deliverable before the visit.
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- Use a phone or camera with date-stamped photographs, a charger or power bank, a flashlight, measuring tape, notepad and pen.
- Bring the contract drawings and a room-by-room checklist so you do not rely on memory.
- Wear closed-toe shoes and clothing suitable for dusty or unfinished areas.
- Ask before entering plant rooms, roof spaces, construction zones or locked areas. Never climb onto a roof or enter an unsafe location.
An outlet tester can help with a basic check of accessible receptacles, but it is only an optional aid inferred from Miami-Dade’s checklist. It is not an electrical inspection and cannot establish compliance or safety.
Use a room-by-room walkthrough sequence
1. Establish the condition at the entrance
Start outside and photograph the front elevation, doors, paths and driveway before moving items into the home. Record existing marks or damage in the handover form. Check that keys, remotes, security devices and mailbox or storage access promised in the contract are present.
2. Check structure-related surfaces without destructive testing
Look at walls, ceilings, floors, stairs, skirting, trim and exposed joinery in good light. Note cracks, chips, dents, stains, uneven transitions, loose pieces, gaps, unfinished paint, missing caulking and visible water damage. Compare flooring patterns, tile layouts, benchtop edges and wall locations with the approved drawings and selections.
A visual walkthrough cannot confirm concealed framing, waterproofing, insulation or underground services. Record visible symptoms and obtain qualified advice if an issue suggests a hidden defect; do not open walls or remove finishes without authorization.
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3. Operate doors, windows and cabinets
- Open, close and lock every accessible external door, internal door, sliding door and window.
- Check that latches engage, handles are secure, panels do not bind and seals appear continuous.
- Inspect flyscreens, blinds, window restrictors and safety devices included in the specification.
- Open cabinet and vanity doors and drawers; look for alignment, damaged edges, missing shelves, handles and soft-close operation.
4. Inspect bathrooms, kitchen and laundry
With water available, run each tap and shower briefly, check hot and cold operation, look beneath sinks for leaks and observe whether basins, showers, baths and floor wastes drain. Listen for unusual pipe noise. Flush toilets and check that cisterns refill and stop. Inspect silicone, grout, splashbacks, seals and visible junctions for gaps or damage.
Operate rangehoods, cooktops, ovens, dishwashers, refrigerators, microwaves, washers, dryers and other supplied appliances according to their manuals. Confirm the make and model against the inclusion schedule and record serial numbers where warranty registration requires them. Do not run an appliance that the builder says is not yet connected or safe.
5. Test electrical, lighting and ventilation fixtures
Switch each accessible light, fan, exhaust, doorbell and other installed control. Check that plates, switches and fittings are secure and undamaged. Test accessible outlets with normal household equipment or an optional outlet tester, without overloading a circuit. Note any dead outlet, flickering light, tripped breaker, loose cover or control that does not respond. A qualified electrician should investigate suspected electrical faults.
6. Run heating, cooling and other services
When utilities are on, operate heating and air conditioning through the controls provided. Check that the system starts, air reaches accessible outlets, thermostats respond and condensate or discharge lines do not visibly leak. Inspect accessible filters, grilles, insulation and equipment labels, but do not dismantle plant.
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7. Inspect the exterior and site drainage safely
From a safe, accessible location, look for visible roof damage, displaced materials, incomplete flashing or missing accessories. Do not climb the roof. Walk the property perimeter and observe whether paving, paths and ground fall away from the building as specified. Look for ponding, blocked or disconnected downpipes, standing water, damaged drainage grates and unfinished retaining or boundary work.
Confirm that contract-required turf, planting, irrigation, fencing, gates, bins, letterbox, external taps and lighting are installed. Weather may limit what you can establish: a dry-day inspection cannot prove how the site performs in heavy rain.
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Document every issue so it can be acted on
Write a precise defect entry
Use one numbered entry for each issue on the builder’s handover sheet or PDI form. State the room or exterior location, the item, the condition, the required outcome and the photograph number. “Kitchen wall damaged” is weaker than “Kitchen, east wall beside pantry: 120 mm vertical scrape through paint; repair and repaint to match adjacent finish; photo 14.”
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- Identify the exact location and affected component.
- Record whether the problem appeared before you used the item.
- Attach clear wide and close photographs, including a scale where useful.
- Ask the builder’s representative to initial or otherwise acknowledge the entry.
HCRA says the Ontario PDI is an opportunity to document damage, missing items and things that do not work. Tarion describes the completed form as a formal condition record and reference for later warranty service requests. In other jurisdictions, the equivalent handover document may have a different name or legal effect.
Keep an evidence trail after the walkthrough
Before leaving, photograph the completed and signed or initialed form. Request a copy if the builder retains the original. Send any additional list or clarification by email, identify the inspection date and property, and ask for the proposed repair, responsible party and expected timing in writing. Save replies, invoices, certificates, manuals and later photographs with the original record.
Consumer Affairs Victoria recommends making a written request for unfinished or faulty work and retaining project documents and certificates. A written trail reduces disputes about what was observed, when it was reported and what response was promised.
Documents to request at handover
The exact package depends on the jurisdiction, contract and type of construction. Ask the builder to identify which documents apply and note any document that will be delivered later.
| Document or record | Why it matters | Examples of local guidance |
|---|---|---|
| Approved plans, specifications and written changes | Lets you compare the delivered home with the agreed design and selections. | Miami-Dade County and Consumer Affairs Victoria advise retaining these project records. |
| Occupancy or completion documentation | Shows which local completion or occupation approval applies; names and requirements vary. | Consumer Affairs Victoria says buyers should ensure a new home has an Occupancy Permit. |
| Certificates and approvals | May document glazing, termite protection, testing, product approval or other regulated work. | Miami-Dade and Consumer Affairs Victoria identify relevant certificates as handover records. |
| Contractor and subcontractor details | Provides contacts for service, maintenance and warranty questions. | Miami-Dade lists contractor, subcontractor, roof and insulation information among records buyers should obtain in its area. |
| Manuals and warranties | Explains operation, maintenance, registration and claim procedures for the building, systems and appliances. | Miami-Dade recommends obtaining builder and product warranties; its one-year builder-warranty recommendation is local guidance, not a universal term. |
| Possession or warranty enrollment record | May establish the warranty start date and enrollment number. | HCRA says Ontario’s Certificate of Completion and Possession includes the Tarion enrolment number and statutory warranty start date. |
Check whether product warranty certificates must be completed or returned by a deadline. Confirm who is responsible for registering appliances and systems and whether the builder has already submitted the required warranty enrollment.
Decide whether to inspect alone or hire an independent professional
| Consideration | Buyer-led walkthrough | Independent building professional |
|---|---|---|
| Scope | Visible finishes, supplied items and basic operation you can safely access. | A written scope may include additional visual, moisture, service or construction checks, subject to access and professional limits. |
| Expertise | Your knowledge of the contract, selections and household use. | Relevant building, engineering or inspection qualifications and experience. |
| Timing and access | Usually fits the builder’s scheduled handover appointment. | Requires advance booking and the builder’s agreement on areas, utilities and non-invasive methods. |
| Documentation | Findings go directly on the builder’s handover or PDI form. | May provide a separate report that you can cross-reference to the official form. |
| Local relevance | You must learn the applicable standards and warranty process. | Choose someone familiar with local construction practices, credentials and reporting requirements. |
Ask any consultant exactly what is excluded: concealed work, destructive testing, code certification, specialist electrical or plumbing assessments, and areas they cannot access. Their report supplements the builder’s condition record; it does not replace your obligation to note defects on the official form or follow the contract’s notice procedure.
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What to do when something is incomplete or defective
At the inspection
- Stop and photograph the condition before cleaning, moving or operating the item further.
- Enter a specific description on the handover or PDI form, with the location and photo reference.
- Ask the builder’s representative whether the item is accepted as a defect, scheduled work or an intentional variation.
- Request the repair method, responsible trade and proposed timing in writing.
- Record any area you could not inspect because it was locked, unsafe or without utilities.
After possession
Send a concise written notice that identifies the property, inspection date, numbered items and attached evidence. Follow the contract and applicable warranty program for notice forms, service requests and deadlines. Keep copies of every submission and response. If a repair changes the condition, photograph the result and note whether the original issue was fully resolved or only made temporarily less visible.
When closing or payment is disputed
Do not assume that a defect list permits unilateral delay of closing, retention of final funds or refusal to take possession. The available official guidance does not establish one rule for every jurisdiction. Before taking that step, obtain advice based on your contract and local consumer, housing or legal authority.
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Common mistakes that weaken a new-home inspection
- Inspecting from memory: Without the plans and inclusion schedule, buyers often miss substitutions, omitted accessories or changed dimensions.
- Arriving with utilities off: You cannot fairly assess plumbing, drainage, heating, cooling, ventilation or appliances that have no power or water. Ask when services will be live and record the limitation if they are unavailable.
- Looking only at cosmetics: A beautiful finish does not show whether a drain leaks or a window locks. Operate accessible components systematically.
- Using vague descriptions: General comments are difficult to assign and verify. Number each location and describe the observable condition.
- Failing to obtain the form: A verbal promise at the walkthrough is not a durable record. Keep the signed or acknowledged handover or PDI document.
- Entering unsafe areas: A buyer should not climb roofs, cross barriers or dismantle equipment to obtain evidence.
- Assuming an approval is a quality inspection: Occupancy documents and municipal checks do not necessarily cover every finish, appliance or functional detail.
- Ignoring later paperwork: Missing certificates, manuals or warranty enrollment information can create avoidable service problems after possession.
A printable final checklist
- Contract, plans, specifications, inclusions and change orders reviewed.
- Builder confirmed appointment, access, utilities, forms and document handover.
- Independent consultant arranged, if needed, with credentials and scope confirmed.
- Exterior, paths, drainage, landscaping and visible roof areas observed safely.
- Walls, ceilings, floors, trim, paint, tile, caulking and joinery checked in good light.
- Every door, window, lock, cabinet, drawer and screen operated.
- Water outlets, toilets, drains, visible pipework and hot-water operation checked when available.
- Lights, switches, accessible outlets, fans, alarms and controls tested.
- Heating, cooling, ventilation and condensate areas operated or limitations recorded.
- All supplied appliances matched to the contract and tested according to instructions.
- Each issue numbered on the handover or PDI form with location, description and photo.
- Form signed or initialed, copy retained, and written follow-up sent.
- Occupancy or completion records, certificates, manuals, warranties and possession or enrollment documents requested.
- Local rules checked before making decisions about closing, payment, repairs or warranty notices.
Sources and jurisdiction notes
Miami-Dade County’s “Newly Constructed Homes” guidance covers the pre-closing walkthrough, system checks, records and warranties for its jurisdiction. Consumer Affairs Victoria’s “When building work is complete – checklist” was last updated July 1, 2025, and its “Building progress” guidance was last updated June 30, 2025; both address completion, inspection, documentation and written defect requests. Ontario’s HCRA “After You Buy” guidance explains the PDI and possession process, while Tarion’s “Builders’ Forms” information describes the PDI record used for warranty reference. These sources support practical preparation, but none creates a universal checklist or guarantees a particular legal remedy.
Consumer Affairs Victoria states: “Before you take possession of your property, make sure you thoroughly inspect it for any issues, including scratches or marks.” HCRA says: “During the PDI, your builder will guide you through a detailed inspection and explain how to operate key home systems such as heating, plumbing, and ventilation, and ensure that appliances are in working order.” No named individual is identified for either statement.
Frequently Asked Questions
When should I inspect a newly built home?
Arrange the walkthrough before possession or closing, at the time permitted by your contract. If utilities or areas are unavailable, record that limitation and ask how and when a follow-up inspection will occur.
Can I refuse to close because I found defects?
Not automatically. Whether you may delay closing, withhold money or require repairs depends on the purchase agreement and local law. Obtain jurisdiction-specific advice before taking action.
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Is a builder walkthrough the same as a professional home inspection?
No. A walkthrough records visible condition and basic operation against the contract. An independent professional may provide a broader written scope, but access, testing and exclusions must be agreed in advance.
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