The phases worth inspecting
- Foundation, before the slab is poured: forms, reinforcing, post-tension cables, plumbing sleeves, and moisture barrier.
- Pre-drywall, after framing, rough plumbing, electrical and HVAC are in: framing alignment, hardware, fire blocking, shear walls, window flashing, and duct connections. This is the most valuable phase.
- Final, before your builder walkthrough: everything a resale inspection covers, plus finish quality.
- Eleven-month warranty inspection: catches settlement cracks, leaks, failed seals and anything that changed after a year of use.
Common new-construction findings
- Missing or poorly lapped window flashing.
- Disconnected or crushed ducts in the attic.
- Missing insulation in sections of the attic.
- Grading that slopes toward the house.
- Reversed hot and cold water lines.
- Unsealed penetrations in the garage-to-house firewall.
- Cosmetic damage from trades: chipped tile, scratched glass, dented doors.
Working with the builder
Send findings to the builder in writing, with photos, and keep copies. Distinguish between defects, which the builder should fix, and preferences, which they may not. A calm, organized list gets better results than a long email.
For FHA and VA buyers
Lenders financing new construction may need builder certifications, warranties and in some cases documentation of inspections. Coordinate early with your lender. See FHA loans and inspections.
Common questions
Will the builder let my inspector in?
Most production builders allow independent inspections at set times, sometimes with conditions such as insurance certificates or an escort. Ask at contract signing, not the week before closing.
What warranty do California new homes have?
Builders usually provide a written warranty, often one year for workmanship, two years for systems and ten years for structural items. California's Right to Repair Act (SB 800) also sets construction standards and a pre-litigation process for defect claims.