A new-construction walkthrough should establish two things before you close: what is complete and whether the installed home, fixtures and visible finishes work as promised. Walk the property systematically, test basic functions only when utilities are connected and the builder permits it, and record every defect with a photo, location, owner and repair date. This buyer check is not a building-code inspection and cannot reveal concealed work; use a suitably qualified local inspector when the contract and schedule allow.
Know the purpose and limits of a new-home walkthrough
People search for “What should I check on a new construction walkthrough?”, “What do I look for in a new home before closing?” and “What should go on a new-build punch list?” The practical answer is a repeatable visual and basic-operation review before legal completion or closing. It gives you a written list the builder can resolve, but it does not certify code compliance, engineering, waterproofing behind finishes, buried services or other concealed work.
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Arrange the review before signing closing documents or completing the purchase whenever the contract and local process permit it. Invite the builder or developer representative so questions and agreed corrections are understood at the same time. An independent building professional can add expertise, especially where you see movement, moisture, structural, electrical or heating concerns. In the United Kingdom, the New Homes Quality Board (NHQB) Code says a covered developer must give the customer an opportunity to inspect before completion or appoint a suitably qualified inspector; that rule applies only to homes and developers within the Code’s scope.
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Prepare before entering the property
Confirm permission, timing and utilities
- Ask the builder to schedule the walkthrough while there is enough time to correct defects before closing or completion.
- Confirm that electricity, water, drainage, heating and cooling are connected before you attempt functional checks. The Miami-Dade County checklist specifically flags utility availability for these checks.
- Follow site safety instructions. Do not enter an active construction area, climb scaffolding or walk on a roof without the builder’s permission, appropriate protection and a safe route. The NHQB Code allows developers to require safety precautions for pre-completion visits.
Bring the documents that define “complete”
Take the purchase contract, written specification and selections, approved floor plan if available, and any earlier developer issue list. Compare what is installed with what you bought: appliance models, finishes, doors, windows, lighting, sanitaryware, external works and included landscaping. These documents are more reliable than memory when a substitution or layout change needs explanation.
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Use a phone or camera, a means of recording notes, and a room-by-room checklist. A clipboard can keep printed pages and notes together, but plain paper or a digital list works just as well; the available guidance does not establish a need for specialist test equipment.
Start outside: site, drainage and envelope
Grounds and drainage
- Look for ponding, channels or ground that appears to direct water toward the house or hold it against walls. Photograph the condition and report it; do not present a visual observation as a grading or code diagnosis.
- Compare driveways, paths, fencing, planting, turf and other visible landscaping with the agreed specification and plan.
- Check that exterior doors, windows and visible service covers are present, undamaged and finished as specified.
Roof and visible weather protection
- From the ground or another safe, authorized vantage point, note visibly loose, chipped or damaged roof tiles and any visible indication of leakage.
- Do not climb onto the roof or enter an unsafe loft to make the check.
- Inspect visible caulking around windows, doors and other finished joints. Record gaps, peeling sealant or sections that appear incomplete.
These observations identify items for the builder’s investigation. They do not establish the condition of concealed flashing, membranes, insulation continuity or structural framing.
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Work through every room in the same order
Finishes, walls and floors
- Look for chipped, cracked, broken or loose floor and counter tiles, damaged sanitaryware and obvious marks on finished surfaces.
- Review walls, ceilings, trim and paint in ordinary natural light. In its UK Code guidance, the NHQB says internal walls should be viewed in natural daylight from at least two metres away without shining a light directly at the surface. That is guidance for the NHQB inspection context, not a universal tolerance standard.
- Note gaps, uneven joints, damaged skirting, incomplete caulk and paint overspray. Mark the exact wall, elevation or room so a repair team can find it.
Doors, windows, cabinets and storage
- Open and close each internal and external door. Check alignment, sticking, damaged edges, hinges, handles, locks and latches.
- Operate windows and check that handles, restrictors, seals and catches function without forcing them.
- Open cabinets, drawers, wardrobes and vanities. Look for binding, loose hardware, chipped panels, missing shelves and unfinished interiors.
Water, drainage and toilets
- Run each tap long enough to observe hot and cold operation where the system is commissioned.
- Look beneath sinks, basins and accessible connections for active leaks or dampness.
- Operate toilets and observe basic flush and refill. Run showers and baths where permitted.
- Watch drains for slow flow or backing-up and listen for unusually noisy water lines.
Miami-Dade’s local guidance includes checks for leaks, noisy lines and clogged drains or sewer fixtures. A slow drain may need a plumber’s diagnosis rather than repeated flushing or chemical treatment by the buyer.
Heating, cooling and ventilation
- Operate the heating and cooling controls through a basic cycle when utilities and commissioning permit. Note whether the equipment starts, responds to the thermostat and delivers air or heat at accessible outlets.
- Look for visible condensation, water staining or unusual noise under the conditions present during the visit.
- Check accessible fans, extractors and controls for basic operation. Do not remove covers or interfere with commissioned equipment.
Electrical, lighting and supplied equipment
- Switch each light fixture and check that lamps, fittings, switches and dimmers respond.
- Test outlets only for basic function with an ordinary appliance if the builder permits. This is not an electrical safety or polarity test; refer suspected electrical defects to a qualified electrician.
- Run supplied appliances, intercoms, alarms and other installed features through their basic controls where safe. Check that the model and finish match the specification.
- Record missing manuals, accessories, remotes, filters and keys as handover items.
Attic, loft and service spaces
Inspect insulation or visible services only where there is safe, authorized access and adequate flooring or protection. Miami-Dade includes adequate attic insulation among its checklist items, but a buyer should not crawl into an unfinished or unsafe space. Ask the builder or an inspector to assess areas you cannot safely reach.
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Keep a defect log the builder can act on
For every issue, record:
- room, elevation or exact location;
- what you observed, using neutral, specific wording;
- date and, where useful, a photograph or short video;
- the builder representative who received it;
- the agreed next action and target repair or completion date;
- the date you rechecked it and whether it was resolved.
Give the list to the builder and ask for written confirmation of outstanding work, responsibility and timing. In applicable NHQB-covered cases, the developer provides a Schedule of Incomplete Work (Home) and repair or completion timescales. Miami-Dade also recommends making construction-defect complaints in writing. Keep the signed or emailed list, photographs and every response together rather than relying on verbal promises.
Collect the handover file before you leave
Request the documents that apply to your property and jurisdiction:
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- the home-specific warranty policy or cover confirmation, including exclusions and claim method;
- separate appliance, heating, cooling, plumbing and other system warranties;
- operation and maintenance manuals, certificates and demonstrations;
- the builder’s complaint procedure, contact details and escalation route;
- local completion, occupancy, inspection or approval records;
- approved plans, surveys and product approvals where available and relevant;
- soil, termite, radon or similar reports when supplied for the property.
NHQB handover provisions include warranty information, a complaint procedure, completion or inspection records and a home demonstration for covered homes. Miami-Dade lists approved plans, surveys, product approvals and available soil, termite and radon certificates as documents buyers may obtain; availability and relevance vary by location and project.
Choose the right level of inspection
| Approach | Best use | What it can establish | What it cannot establish |
|---|---|---|---|
| Buyer-led checklist | Systematic review of visible condition and basic operation before closing | Obvious damage, missing items, sticking doors, visible leaks, basic appliance and system response | Concealed defects, engineering adequacy, full electrical safety or code compliance |
| Qualified independent inspection | Technical review when the contract and site access allow it | Professional observations within the inspector’s competence, with a report for decision-making | Guarantee that every hidden defect will be found or that a builder will accept every recommendation |
| Pre-completion walkthrough | Resolve defects before legal completion or closing | Earlier access to the builder’s correction process and a chance to document incomplete work | Future settlement, shrinkage or defects that appear only after occupation |
| Later warranty review | Issues discovered after moving in or during normal use | Documented notice under the applicable warranty and a record of attempted repairs | Recovery of a missed pre-completion opportunity or coverage for excluded items |
Where an NHQB-covered UK developer is involved, the Code’s qualified third-party inspector context refers to professional-association membership, relevant indemnity insurance and work within competence. Those are not a global credential rule; elsewhere, verify local licensing, insurance, scope and reporting standards yourself.
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Understand warranty timing without assuming a universal year
Warranty coverage depends on the policy, component, builder and jurisdiction. The US Federal Trade Commission’s May 2021 consumer guidance gives typical examples—not promises for every home—of one year for workmanship and materials on many components, two years generally for heating, ventilation, air-conditioning, plumbing and electrical systems, and up to 10 years for some major structural defects. See the FTC explanation of new-home warranties for its qualifications.
Read the actual policy for covered defects, exclusions, notice method, required forms, inspection rights and deadlines. Send repair requests in writing, describe the defect and location, attach useful photographs, and retain delivery evidence and responses. A missed notice deadline can matter even when the underlying defect is genuine. Do not transplant Miami-Dade’s local complaint routes or timing to another county, state or country; its advice concerns Florida Building Code violations and plan deviations in that locality.
Know which rules apply in your location
The title “pre-completion inspection” is common in UK guidance, while “snagging” often describes a UK defects list. Neither term has identical legal effect everywhere. The NHQB’s current resources identify Code V2 (March 2026) for homes reserved from 2 March 2026 and Code V1 (October 2023) for earlier reservations; confirm that the developer and reservation date fall within the applicable version at the NHQB resources page. In the United States, Miami-Dade County’s list is a useful local example, not a nationwide standard. Your contract, local authority records and warranty policy control the actual rights and deadlines.
Common mistakes and how to recover
- Testing before utilities are live: record the untested item and arrange a return visit after commissioning rather than guessing at performance.
- Using a flashlight to exaggerate paint defects: assess ordinary finishes in normal light and apply any contract or local inspection standard that actually governs.
- Climbing or opening unsafe areas: photograph from a safe vantage and ask the builder or qualified inspector to investigate.
- Writing “fix everything”: identify the exact room, defect and requested outcome so the item can be assigned and closed.
- Relying on a verbal promise: email the agreed repair and target date, then keep the response with your log.
- Assuming a one-year warranty: check each component’s policy and notice deadline before deciding when to report.
- Treating a visual check as code approval: refer structural, moisture, electrical, gas and life-safety concerns to appropriately qualified professionals.
A careful walkthrough gives you an organized starting record: what you saw, what operated, what remains incomplete and who must respond. Use that record before closing, at handover and whenever a warranty issue appears later.
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