Quick Answer
Every new construction home needs two independent inspections: a pre-drywall inspection (after framing, before drywall) and a final inspection (before closing). County inspectors check code minimums. Your independent inspector checks for quality. Independent inspectors typically find 50 to 100 items in a new build. Below are complete checklists for both inspections.
Download the Printable Inspection Checklist (PDF)
Get a print-ready version of both checklists to bring to your pre-drywall and final inspections. Includes space for notes and photos.
Pre-Drywall Inspection Checklist
The pre-drywall inspection is your most important inspection. Once drywall covers the framing, plumbing, electrical, and HVAC systems, you cannot see them again without opening walls. Schedule this inspection as soon as the builder completes rough-in and insulation.
Framing
- All walls plumb and square
- Window and door openings match floor plan dimensions
- Headers properly sized above all openings
- Proper fireblocking at all penetrations between floors
- Shear wall nailing per engineering specifications
- Roof trusses properly braced and connected
- No damaged or cracked framing members
Plumbing (Rough-In)
- All supply lines properly supported and strapped
- Drain lines slope correctly (1/4" per foot minimum)
- No leaks at any connections (run water test)
- Water heater location matches plan
- Outdoor hose bibs in correct locations
- Shut-off valves accessible for all fixtures
- Pool/outdoor kitchen pre-plumbing in correct locations (if applicable)
Electrical (Rough-In)
- Outlet and switch locations match plan and your selections
- Dedicated circuits for kitchen appliances (refrigerator, dishwasher, microwave, disposal)
- GFCI protection in wet areas (kitchen, bathrooms, garage, exterior)
- AFCI protection in bedrooms and living areas (Florida code)
- Ceiling fan pre-wires in correct locations
- Exterior outlet locations for holiday lighting, landscape, etc.
- Panel location accessible with proper clearance
- Low-voltage wiring for TV, data, security (if applicable)
HVAC
- Ductwork properly supported and sealed at all joints
- Return air ducts adequately sized
- Air handler location accessible for filter changes
- Condensate drain properly routed with secondary drain/float switch
- Duct boots sealed to drywall openings (no gaps)
- Thermostat wire routed to planned location
- No flex duct runs exceeding 25 feet or with kinks/sags
Insulation and Moisture Barrier
- Insulation installed in all exterior walls (no gaps or compression)
- Attic insulation at correct R-value for Tampa Bay (R-38 typical)
- Vapor barrier correctly installed (if applicable)
- Window and door openings properly sealed with foam or caulk
- Band joist / rim joist insulated
- No insulation blocking soffit vents
Windows and Doors
- Window and door flashing properly installed (critical for water intrusion)
- Impact-rated windows have proper labels and certifications (if applicable)
- Rough openings properly sized (not oversized with excessive shimming)
- Sliding glass door tracks level and properly aligned
Why Is the Pre-Drywall Inspection So Important?
Once drywall goes up, you are trusting that everything behind the walls was done correctly. The most expensive problems in any home — water intrusion, electrical faults, HVAC inefficiency, structural issues — originate behind walls where you cannot see them.
Pre-drywall is when your inspector can catch: improperly installed window flashing (the number one cause of water damage in Florida new construction), missing insulation sections (common at corners and around windows), HVAC duct leaks (which reduce efficiency 20% to 30%), and framing issues that affect the long-term structural integrity of the home.
For a complete guide to the inspection process, timeline, and what to do when issues are found, read our new construction inspection guide.
Final Inspection Checklist (Before Closing)
Schedule the final inspection 5 to 7 days before closing. This gives the builder time to address any items before the closing date. Walk the home room by room with your inspector and document every issue with photos.
Kitchen
- Countertops: material, color, and edge profile match selections
- Cabinets: doors and drawers align and close properly, soft-close functioning
- Sink: properly sealed, no leaks, disposal works
- Appliances: all installed, functional, correct models
- Flooring: no cracks, chips, or lippage in tile; no scratches in LVP
- Outlets: all functional, GFCI protection verified
- Backsplash: grout lines consistent, no chips or cracks
- Range hood / microwave vent: properly vented to exterior
Bathrooms
- Toilets: flush properly, no leaks at base, no rocking
- Sinks/faucets: hot and cold correct sides, no leaks under cabinet
- Shower/tub: no leaks, proper drainage, caulk lines complete
- Tile: no cracks, lippage, or hollow spots (tap test)
- Exhaust fan: functional and vented to exterior (not to attic)
- GFCI outlets: test and confirm trip/reset
- Mirrors and towel bars: secure and level
- Shower door (if applicable): properly sealed and aligned
Bedrooms and Living Areas
- Drywall: no visible seams, nail pops, or cracks
- Paint: consistent color, no missed spots, no drips
- Flooring: level transitions between rooms, no gaps or damage
- Windows: open and close smoothly, locks engage, screens intact
- Closets: shelving secure and level, rods properly installed
- Ceiling fans/lights: functional, no wobble, correct direction
- Outlets and switches: all functional, cover plates flush and straight
- Doors: close and latch properly, no rubbing, consistent gaps
Garage
- Garage door: opens and closes smoothly, auto-reverse works
- Floor: no major cracks (hairline is normal in Florida), proper slope to drain
- Electrical: outlets functional, GFCI protection
- Fire-rated door to house: self-closing mechanism works
- Water heater: properly installed, expansion tank present, TPR valve drains to exterior
- Attic access: present and accessible
Exterior
- Stucco/siding: no cracks, gaps, or missing sealant
- Paint/finish: consistent coverage, no peeling or bubbling
- Grading: slopes away from foundation on all sides (minimum 6" in 10')
- Gutters and downspouts: properly attached, direct water away from foundation
- Soffit and fascia: secure, no gaps, soffit vents unobstructed
- Driveway: no major cracks, proper slope for drainage
- Lanai/patio: screen enclosure secure (if applicable), concrete level
- Irrigation: all zones functional, heads adjusted correctly
- Mailbox and house numbers: installed and visible
Systems
- HVAC: heating and cooling both functional, thermostat programmed
- Electrical panel: all breakers labeled, cover secure
- Water heater: proper temperature setting (120°F), no leaks
- Smoke and CO detectors: installed in all required locations, functional
- Plumbing: no leaks under any sinks, all drains flow freely
- Attic: insulation complete, no daylight visible, no debris left
- Hurricane shutters or clips: present where required
What Do I Do When the Inspector Finds Issues?
Finding issues is normal and expected. Here is the process for getting them resolved.
- Document everything. Photos and written descriptions for every issue. Your inspector provides a formal report.
- Submit the list to the builder.Your agent sends the inspection report to the builder's construction manager with a request for repair before closing.
- Verify repairs. Before closing, walk the home again (with your inspector if warranted) to confirm all items are addressed.
- Get it in writing. Any items not resolved before closing should be documented in a written punch list with a specific completion date, included as part of your closing documents.
For common defects found in Tampa Bay new construction and how to address them, read our guide to common new build defects.
The Bottom Line
A new home is not a perfect home. Independent inspections catch quality issues that county inspectors and builder quality assurance teams miss. The $600 to $900 investment in pre-drywall and final inspections can save you thousands in post-closing repairs and protect you from hidden issues behind walls.
Barrett Henry is a Broker Associate at REMAX Collective who coordinates inspections and ensures builders address identified issues before closing. Call (813) 692-9099 for help navigating the inspection process on your new build.
Frequently Asked Questions
Do I need an inspection on a new construction home in Tampa Bay?
Yes. County building inspectors verify minimum code compliance, but they do not check for quality workmanship issues. An independent home inspection catches problems like improper grading, missing insulation, plumbing leaks behind walls, HVAC duct issues, and cosmetic defects that the builder should fix before closing. According to industry data, independent inspectors find an average of 50 to 100 items in a typical new construction home.
What is a pre-drywall inspection?
A pre-drywall inspection happens after framing, rough plumbing, rough electrical, and HVAC ductwork are installed but before drywall is hung. This is your only chance to see the bones of your home: framing quality, insulation installation, plumbing connections, electrical wiring, HVAC duct routing, and structural details. Once drywall goes up, these systems are hidden behind walls for the life of the home.
When should I schedule my new construction inspections?
Schedule the pre-drywall inspection as soon as the builder notifies you that framing, mechanical, and insulation are complete — before drywall is hung. For the final inspection, schedule it 5 to 7 days before closing to allow time for the builder to address any issues. Your buyer's agent coordinates the timing with the builder's construction schedule.
How much does a new construction inspection cost in Tampa Bay?
A pre-drywall inspection in Tampa Bay typically costs $300 to $500. A final inspection costs $400 to $600 for a standard single-family home. Most inspectors offer a combined pre-drywall and final inspection package for $600 to $900. This is a small investment compared to the cost of fixing issues discovered after closing when the builder's responsiveness drops significantly.
What are the most common problems found in Tampa Bay new construction?
The most common issues found by independent inspectors in Tampa Bay new construction are: missing or improperly installed window and door flashing (water intrusion risk), HVAC duct leaks or improper connections, missing insulation in attic or wall sections, grading issues that direct water toward the foundation, plumbing leaks at rough-in connections, and cosmetic defects in drywall, paint, and trim. For a complete list, see our common new build defects guide.
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