A new home still needs two deliberate checks before you move in: an independent professional inspection and a separate builder walkthrough. Schedule the independent inspection early enough to resolve significant findings, then test the home’s systems and finishes against a written checklist while utilities are on. Photograph every defect, create a precise punch list, obtain the builder’s written response, and review the warranty’s notice procedure and deadlines before closing.
Start with the contract, access rules, and closing schedule
Before booking anyone, read the purchase contract, specifications, plans, addenda, and any builder warranty documents. Confirm when the home will be accessible, whether independent inspectors may enter, whether utilities will be connected, and how the builder expects defects to be reported. Ask whether the builder intends to complete outstanding work before closing or after closing.
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Your signed contract and local law control your rights. A walkthrough does not automatically create a right to delay closing, require a particular repair, or cancel the purchase. If the contract is unclear, obtain advice from a qualified local real-estate professional rather than assuming a rule used in another state applies to you.
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Schedule before the last possible day
The Consumer Financial Protection Bureau advises scheduling a home inspection promptly so there is time to address problems. A last-minute inspection can identify defects without leaving practical time for a specialist visit, repair, or reinspection. Ask the builder for the earliest date the home will be sufficiently complete for inspection, then reserve a follow-up date if the first inspection reveals major concerns.
Understand what an inspection is not
An appraisal estimates value for a lender; it is not a condition assessment. A general home inspection is a visual and functional evaluation within the inspector’s stated scope. It is not a guarantee that every concealed condition is defect-free, a certification of code compliance, or a substitute for a structural engineer, electrician, plumber, roofing specialist, or other qualified professional when a finding requires specialized analysis.
Hire an independent inspector who works for you
Choose an inspector accountable to you, not someone selected solely by the builder. The CFPB recommends checking applicable state or county licensing and the inspector’s history. Licensing is not required in every location, so verify the rule with your state or county authority and ask what credentials apply where the home is located.
| What to compare | Questions to ask candidates |
|---|---|
| Independence | Who hires and pays you? Do you have any relationship with the builder, developer, sales agent, or closing company? |
| Local authorization | What license, registration, or certification is required in this jurisdiction, and what is your license number? |
| New-construction experience | How often do you inspect newly built homes, and are you familiar with the construction types used here? |
| Scope and exclusions | Which areas, systems, and phases are included? What is inaccessible or excluded, and which findings require a specialist? |
| Report and timing | When will the written report arrive, and does it include labeled photographs, locations, safety concerns, and recommended next steps? |
| Insurance and references | Do you carry appropriate professional insurance, and can you provide recent client references? |
| Communication | Will you explain findings on site, answer follow-up questions, and identify items that should be rechecked after repairs? |
Ask for a sample report before hiring. Read the exclusions, not just the marketing description. Confirm whether the inspector will enter the attic, roof areas, crawl spaces, garages, mechanical rooms, and other accessible locations, and how unsafe or blocked areas will be reported.
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Attend the inspection when possible
The CFPB says, “Attend the home inspection if you can.” Being present lets you see the location and operation of a defect, ask why it matters, and understand which findings are cosmetic, functional, safety-related, or candidates for specialist review. Do not distract the inspector or attempt an unsafe test; listen to the explanation and record questions for the report.
Use the builder walkthrough as a separate inspection
A builder walkthrough is not interchangeable with an independent inspection. Miami-Dade County consumer guidance states: “It is recommended that you walk through and inspect the house with the developer/builder or their designee prior to signing the closing documents.” Bring the independent report, the plans and specifications, a written checklist, a phone or camera, and—when a concern is complex—a licensed engineer, architect, or other person knowledgeable in the relevant trade.
Turn on utilities before testing equipment that requires electricity, gas, water, or drainage. Never operate equipment, climb, enter, or remove covers when access is unsafe. A visual check cannot establish the condition of concealed wiring, buried drainage, foundations, or other hidden work.
Exterior, site, and drainage
- Walk the lot after suitable weather if possible. Look for ponding, erosion, blocked drains, and water that appears to flow toward the house instead of away from it.
- From a safe vantage point, inspect visible roof tiles or other roofing for chips, cracks, displacement, or looseness. Do not climb onto a roof without safe access and appropriate training.
- Check required landscaping, grading, retaining features, walkways, steps, railings, and exterior finishes against the approved plans and promised scope.
- Look for damaged siding, masonry, sealant, flashing, windows, doors, and exterior penetrations. Note the exact elevation and location of each issue.
Water supply, plumbing, and drainage
- Run each faucet and shower, check hot and cold operation, and observe supply lines, shutoff valves, traps, cabinets, and floors for leaks.
- Operate toilets and drains. Watch for slow drainage, gurgling, backup, unusual odors, or water left standing in sinks, tubs, and showers.
- Listen for unusually noisy or vibrating water lines. A sound alone does not prove a defect, but record the fixture and condition for the inspector or plumber.
- Look for stains, dampness, or other signs of roof or plumbing leaks in ceilings, walls, cabinets, garages, and mechanical areas.
- Ask how sewer and storm-water connections were verified. If a suspected clog or drainage defect is significant, request evaluation by a qualified plumber rather than relying on a visual walkthrough.
Heating, cooling, and ventilation
- With utilities on, run heating and air-conditioning equipment through normal controls. Record whether the system starts, responds to the thermostat, and delivers air at the expected registers.
- Inspect accessible filters, supply and return grilles, duct connections, refrigerant or condensate lines, and the condensate drain area for leakage or improper discharge.
- Do not open sealed equipment panels or alter controls. Refer unsafe wiring, combustion concerns, refrigerant issues, or inadequate drainage to an appropriately qualified technician.
Electrical, lighting, and supplied appliances
- Operate light switches, ceiling fixtures, exhaust fans, garage equipment, doorbells, intercoms, alarms, and other supplied electrical items where safe.
- Check accessible outlets for power and obvious damage. A basic plug-in outlet tester may help with this limited task; follow its instructions and treat an unexpected indication as a reason to call a qualified electrician. The tester does not prove that wiring is safe or code-compliant.
- Run supplied appliances through appropriate basic functions and look for leaks, abnormal noise, error messages, or missing accessories. Do not force a cycle or operate equipment that is not safely connected.
- Record the location of each nonworking outlet, switch, fixture, appliance, or device instead of writing only “electrical problem.”
Interior finishes, openings, and storage
- Open and close every exterior door, interior door, window, lock, latch, and screen. Record a specific failure such as “north bedroom window does not latch when closed.”
- Operate kitchen cabinets, drawers, bathroom vanities, closet doors, and hardware. Check alignment, smooth movement, missing shelves, and damaged surfaces.
- Inspect floors, walls, ceilings, trim, counters, backsplashes, and tile for cracks, chips, broken pieces, uneven transitions, incomplete paint, poor joints, or visible damage.
- Check caulking around windows, doors, wet areas, counters, tubs, and other finished penetrations for gaps or separation.
- Enter the attic only if access is safe and available. Look at visible insulation coverage, moisture evidence, wiring, and ductwork without disturbing insulation or entering areas that are not designed for walking.
Record findings so the builder can act
Use a dated photo for each issue and write the room, exact location, observed condition, effect on operation or safety, related plan or specification if known, and requested follow-up. Photograph a wider view that establishes location and a close view that shows the condition. Number the photos and use the same numbers in your written list.
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Keep the original inspector’s report even after the builder repairs an item. Add the builder’s response, work order, invoice or completion note, and your reinspection result. Do not delete earlier photographs; they establish what was originally observed.
A practical punch-list format
| Field | Example |
|---|---|
| Room or location | North bedroom, exterior window at the east wall |
| Observed condition | Window does not latch when fully closed |
| Photo | Photo 17, close view; Photo 18, room view |
| Date observed | Date of walkthrough or inspection |
| Contract or plan reference | Window schedule, elevation, or specification section if known |
| Requested action | Adjust or replace hardware so the sash closes and latches; verify operation |
| Responsible party | Builder, subcontractor, or specialist identified by the builder |
| Agreed completion date | Date confirmed in writing |
| Reinspection result | Pass, remains unresolved, or requires specialist evaluation, with date |
Ask the builder to acknowledge every item and identify the proposed repair and target completion date. Replace vague entries such as “bad window,” “fix paint,” or “plumbing issue” with observable descriptions. A precise list reduces disagreement about what was reported and what completion means.
Separate urgent defects from finish work
Prioritize conditions affecting safety, water intrusion, structural performance, major systems, or the ability to use the home. Then list incomplete work and cosmetic defects. This ordering helps the builder address consequential problems first, but it is not a formal legal severity scale. Do not call an item a code violation solely because it looks wrong; ask the local building authority or a qualified professional when code compliance is in question.
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Recheck each repaired item rather than marking it complete because someone says it was fixed. Operate the window, run the fixture, inspect the repaired surface, or obtain the specialist’s written finding as appropriate. If an item remains open, identify exactly what is still outstanding.
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If work will continue after closing, ask for the builder’s written commitment, scope, and deadline in the closing paperwork when permitted and appropriate. The New York State Attorney General specifically advises that post-closing punch-list obligations and the builder’s written commitment be included in closing documents; that advice is tied to New York and is not a nationwide rule. Your contract, local law, and closing professionals determine what documentation is available and effective where you live.
Do not assume that an informal promise from a site supervisor changes the contract. Keep the signed or otherwise formally acknowledged version of the list, along with evidence of delivery.
Independent reader supportYour contribution helps us test, update, and keep practical guides available for everyone.Understand warranty notices and post-move-in monitoring
Read the builder’s warranty before closing, including covered components, exclusions, maintenance duties, claim forms, inspection rights, and notice method. Follow the required channel exactly—such as a portal, specified email, certified letter, or form—and retain proof of submission. Record the date you first observed a defect and the date you reported it.
Warranty periods and remedies differ by builder, state, county, contract, and type of defect. New York has a statutory warranty scheme for certain new homes, while Miami-Dade guidance advises notifying the developer in writing within the first year. Neither example establishes a universal deadline. Use the warranty documents and local legal advice applicable to your home.
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Continue checking after occupancy
- After heavy rain, inspect ceilings, windows, doors, exterior walls, garages, and drainage paths for new moisture.
- Watch for recurring leaks, unusual system noises, condensation, settlement symptoms, electrical trips, or doors and windows that become difficult to operate.
- Report covered defects promptly in the required written form, even if a temporary repair appears to solve them.
- Save every confirmation number, email, photograph, visit summary, and repair appointment.
- Request a final written status for open items and schedule a reinspection when the builder says work is complete.
Common mistakes that weaken a new-home inspection
Relying only on the builder’s checklist
The builder’s representative knows the project, but the representative is not a substitute for an independent professional accountable to you. Use both perspectives and compare observations against the plans and contract.
Inspecting with utilities off
You cannot meaningfully test heating, cooling, plumbing flow, drainage, appliances, lighting, or alarms without the required utilities. Arrange access when systems can be operated safely, then record any items that remain untestable.
Assuming new means complete
New construction can still contain incomplete finishes, installation errors, leaks, damaged materials, or equipment that has not been commissioned correctly. Treat “brand new” as a description of age, not proof of performance.
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Using a vague punch list
“Fix everything” does not identify a location, condition, or completion standard. Use room-specific descriptions, photos, responsible parties, and dates.
Attempting unsafe tests
Do not climb an inaccessible roof, enter an unsafe attic or crawl space, remove electrical covers, bypass safety controls, or operate damaged equipment. Ask the appropriate professional to evaluate the condition.
Confusing a walkthrough with a legal conclusion
A visual observation may justify further evaluation, but it does not by itself establish a code violation, structural failure, warranty entitlement, or right to postpone closing. Obtain the relevant professional or local-authority determination.
A simple decision path before you move in
- Confirm contract access, inspection rights, utility availability, closing dates, and the builder’s defect-reporting process.
- Hire an independent inspector early, verify local qualifications, attend when possible, and obtain the written report.
- Compare the report with the plans, specifications, and builder warranty. Request specialist evaluations for structural, electrical, plumbing, drainage, roofing, or other technical concerns.
- Complete a separate builder walkthrough with utilities on where safe. Test systems, inspect finishes, and photograph each issue.
- Send a numbered punch list and obtain the builder’s written acknowledgment, repair plan, and dates.
- Reinspect completed work. Put any post-closing commitment into appropriate closing documentation rather than relying on an oral promise.
- After occupancy, follow warranty notice rules, report defects in writing, and retain proof until every obligation is resolved.
The goal is not to prove that a new house is perfect by looking at it once. It is to identify observable problems early, obtain qualified answers where a visual check is insufficient, create an unmistakable record, and preserve the warranty and contract protections that apply in your jurisdiction.
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