Buying a newly built home in Palm Beach or Broward County is exciting, but new does not always mean defect-free. Builders work with many subcontractors on tight schedules, and mistakes can get covered up quickly by concrete, drywall and paint. Understanding the new construction inspection stages helps you decide when to bring in an independent inspector so problems are caught while they are still easy to fix. Our new construction inspection service is built around these key points in the build.
Why phase inspections on new construction matter
Municipal inspections confirm that work meets minimum code requirements at certain points. An independent inspector works for you, the buyer, and looks at workmanship and details that can affect comfort, durability and long-term repair costs.
Phase inspections on new construction give you:
- A record of conditions at each stage before they are hidden
- A written list you can share with the builder's superintendent
- Time to get items corrected before closing
- Peace of mind that someone checked the work on your behalf
Check your purchase contract and talk with your builder early. Some builders have rules about scheduling and site access for third-party inspectors, so it helps to know them before construction starts.
The main new construction inspection stages
Most Florida buyers focus on four stages. You can order all of them or pick the ones that matter most to you.
Stage 1: Pre-pour (foundation) inspection
This happens after the forms, plumbing rough-in and reinforcement are set, but before the slab is poured. An inspector typically looks at:
- Form layout and general dimensions
- Vapor barrier coverage and condition
- Reinforcing steel placement and support
- Under-slab plumbing penetrations and protection
- Signs of soil treatment where applicable
Once the concrete is poured, none of this can be seen again, which is why the timing is so important.
Stage 2: Pre-drywall inspection
The pre-drywall stage is often the most valuable. The framing, roof structure, windows, rough plumbing, rough electrical and ductwork are all in place and fully visible. Inspectors look for damaged or missing framing members, missing straps and connectors, poorly sealed openings, plumbing and wiring issues, and ductwork problems. We cover this stage in detail in our article Do you need a pre-drywall inspection?
Stage 3: Final inspection before closing
The final inspection happens when the home is essentially complete, usually shortly before your builder walkthrough. It is a full review of the finished home, similar to a standard resale inspection, covering the roof, exterior, structure, electrical, plumbing, HVAC, appliances, windows, doors and interior finishes.
Stage 4: 11-month warranty inspection
Many builders offer a one-year workmanship warranty. An 11-month inspection is timed before that warranty ends so you can report issues while the builder is still responsible for them. After a year of living in the home, settling cracks, roof leaks, drainage problems, sticking doors and HVAC performance issues often become visible.
New construction inspection checklist by stage
Here is a simple new construction inspection checklist you can keep handy:
- Before construction: Review your contract for inspection access rules and warranty terms.
- Pre-pour: Schedule after forms and reinforcement are set, before the pour date.
- Pre-drywall: Schedule after framing, rough mechanicals and windows are installed, before insulation and drywall.
- Final: Schedule a few days before your builder walkthrough so you have the report in hand.
- 11-month: Put a reminder on your calendar about 10 to 11 months after closing.
Ask your builder's superintendent to let you know when each stage is approaching. Construction schedules change often, so stay in touch.
New construction final walkthrough checklist
Your builder walkthrough, sometimes called the blue tape walk, is your chance to point out items before closing. Bring your inspection report and use this new construction final walkthrough checklist:
- Test every light, outlet, switch and ceiling fan
- Run every faucet, shower and toilet, and check under sinks for drips
- Open and close every window, door and garage door
- Look for paint touch-ups, drywall cracks, nail pops and flooring gaps
- Check that the AC cools well and air flows from every register
- Look at the exterior for grading, drainage, stucco cracks and gaps around penetrations
- Confirm appliances are installed and working
- Make sure every item on your inspection report is either fixed or on the builder's written list
Take photos of anything that is not complete and get the builder's commitment in writing.
How we report each stage
Every inspection includes a written report with photos and clear descriptions of what we found. Reports are delivered within 24 hours, which gives you time to share them with your builder before the next phase begins. You can review our pricing or request a custom quote for a multi-stage package.
Frequently asked questions
Which new construction inspection stage is most important?
If you can only choose one or two, the pre-drywall and final inspections usually offer the most value. Pre-drywall shows hidden framing and mechanical work, and the final covers the finished home before closing.
Can my builder refuse to let an independent inspector on site?
Builder policies vary. Some limit when inspectors can visit or require advance notice and proof of insurance. Review your contract and ask the builder early.
Is an 11-month inspection worth it if nothing seems wrong?
Yes. Many issues are not obvious to homeowners, such as attic, roof or drainage problems. Finding them before the warranty ends puts the repair responsibility on the builder.
Protect your new home at every stage
A new home is a major investment, and independent inspections at the right stages help you get what you paid for. Learn more about our new construction inspection service, or schedule your inspection to get the first stage on the calendar.
