Yes, New Homes Need Inspections
One of the most common mistakes new-construction buyers make is skipping inspections. The logic sounds reasonable: "Everything is new, it was just built to code, the county inspected it — why would I pay for another inspection?"
Here is why: county building inspections check for code compliance at a minimum standard. They do not check for quality. They do not check whether the HVAC ducting is properly sealed, whether the windows were installed correctly, or whether the grading around your foundation will channel water toward your home. That is what an independent home inspector does.
Studies consistently show that new homes have an average of 100+ defects at delivery. Most are minor. Some are not. An independent inspection catches issues while the builder is still responsible for fixing them — before you close and the leverage shifts. Check out common defects in Tampa Bay new construction to see what inspectors frequently find.
Pre-Drywall Inspection
When:
After framing, plumbing, electrical, and HVAC are installed but before drywall goes up. The builder should notify you when the home reaches this stage.
Cost:
Typically $300-$500 depending on the size of the home.
Why it matters:
This is your only chance to see what is behind the walls. Once drywall covers the framing, plumbing, electrical, and ductwork, defects become invisible — and expensive to fix.
A pre-drywall inspection typically covers:
- Framing: Properly sized and spaced studs, headers over openings, correct nailing patterns, proper blocking for fixtures and cabinetry
- Plumbing: Correct pipe sizing, proper slope for drainage, secure connections, no leaks at test pressure
- Electrical: Proper wire gauge, grounding, junction boxes, outlet placement matching plans
- HVAC: Duct sizing, duct sealing, proper routing, return air placement, condensation management
- Insulation: Correct R-value installed, no gaps or voids, proper vapor barrier placement
- Roof structure: Truss spacing, hurricane straps and tie-downs (critical in Florida), sheathing attachment
If the inspector finds issues, the builder fixes them before drywalling. This is infinitely easier than discovering a problem a year later and having to tear out walls.
Final Inspection (Before Closing)
When:
When the home is substantially complete, before your final walkthrough and closing.
Cost:
Typically $400-$600 for a standard home. More for larger or luxury homes.
Why it matters:
This comprehensive inspection covers everything from the roof to the foundation. Issues found here go on a punch list that the builder must address before closing.
A final inspection typically covers:
- Roof condition and flashing
- Exterior walls, stucco, and siding
- Windows and doors (operation, seals, alignment)
- HVAC system function and temperature differentials
- Plumbing pressure, drainage, and water heater
- Electrical panel, GFCI outlets, and smoke/CO detectors
- Appliance function
- Grading and drainage around the foundation
- Garage door and opener
- Attic insulation and ventilation
The inspection report gives you a documented list of issues to present to the builder. Use the walkthrough checklist alongside the inspection report for your final walkthrough.
11-Month Warranty Inspection
When:
Around 11 months after closing — before the builder's 1-year workmanship warranty expires.
Cost:
Similar to a standard home inspection, typically $400-$600.
Why it matters:
This is your last chance to have the builder fix defects under the 1-year warranty. Issues found after the warranty expires are your responsibility.
After living in a home for 11 months, settling and seasonal changes reveal issues that were not visible at closing — drywall cracks from settling, grout separation, doors that stick, drainage issues that only appear during heavy rain, and HVAC performance problems that surface during peak summer heat.
An 11-month inspection documents everything that needs attention and gives you a formal list to submit to the builder under the warranty program. This is non-negotiable — set a calendar reminder for month 10.
Choosing the Right Inspector
- Use an inspector who specializes in new construction — not all do
- Check that they are licensed and insured in Florida
- Ask for sample reports to see how thorough they are
- Do not use an inspector recommended by the builder (conflict of interest)
- Your buyer's agent typically has trusted inspectors they work with regularly
The Bottom Line
Three inspections. Pre-drywall. Final. 11-month. Total cost: around $1,000-$1,500. The issues they catch can save you tens of thousands of dollars and years of frustration. This is the cheapest insurance you will ever buy for the most expensive thing you will ever own. Do not skip them. Learn more about the full buyer process to see where inspections fit in the timeline.
Barrett Coordinates Your Inspections
Part of the service when Barrett represents you. He schedules inspections, reviews reports, and makes sure the builder addresses every item.