New construction inspection: what to know

What the job involves, what changes the price, and what to ask a pro.

What new construction inspection is

A new construction inspection reviews a newly built home at stages such as framing and before closing. The inspector looks for defects, unfinished work and code concerns, and raises them with the builder before the walls are closed and the buyer takes possession. This is general information only and does not replace the permit inspections the local building department performs.

Signs you need it

  • You are buying a home that is still under construction, and you want a second set of eyes before the framing is covered
  • Your builder's own quality checks are not visible to you, and you want an independent review of the work
  • The home is nearly finished, and you want the punch list, the systems and the finishes checked before closing
  • You are buying a spec home or a production home from a builder you have not used before
  • Your contract or your lender calls for a pre-closing inspection of the completed house

What the pro does

  • The inspector walks the site at the framing stage, checking the layout, the framing, the bracing and the header sizes
  • They check the rough plumbing, electrical and mechanical work before insulation and drywall cover it, where the stage allows
  • They inspect the insulation, the vapor barrier, the air sealing and the ventilation before the walls are closed
  • They walk the finished home, checking the doors, the windows, the finishes, the grading and the drainage
  • They test the systems, including the water heater, the furnace, the air conditioner, the outlets and the fixtures
  • They deliver a written report with photos that lists the defects and unfinished work for the builder to correct

What changes the price

Every job is different, so we do not publish prices. These are the things that move the quote up or down.

  • Number of inspection stages included, such as framing, rough-in and final
  • Size of the home and the number of levels and rooms to check
  • Whether the inspector is visiting at a stage while the house is open, which takes longer to review
  • Add-on tests such as air leakage, radon or sewer scope
  • Re-inspections needed after the builder corrects the items on the report
  • Distance to the site and the number of visits needed
  • Whether the inspector also reviews the plans and specifications for the home

What a written quote should spell out

  • Stages inspected, such as framing, rough-in, insulation and final, with the dates listed
  • Scope of each stage, including the systems and the areas covered
  • Add-on tests listed separately, with the test named
  • Report format, the delivery date and whether photos are included
  • Re-inspection terms for the items the builder corrects
  • The inspector's license or certification details for you to verify

Questions to ask before you hire

  • At which construction stages will you inspect, and can you get on site while the walls are open?
  • Are you licensed or certified, and can I check your license with the state board?
  • Will you review the plans and the specifications against what is built?
  • What will you check in the framing, the insulation and the air sealing?
  • Do you test for air leakage or radon, and are those included?
  • How do you handle items the builder says are not defects, and who decides?
  • Will you re-inspect after the builder corrects the items on the report?

Red flags

  • They only offer a final walk-through and do not inspect the framing or the rough-in
  • They cannot access the house at the framing stage and do not say so
  • They write a report that repeats the builder's own punch list without independent findings
  • They accept the builder's word on items that clearly need correction

What you can do yourself

You can read the plans and the specifications, watch the progress on site with the builder's permission, and take dated photos of each stage. Do not climb into open framing or the attic, do not touch live wiring, and do not correct any defect yourself before the builder and the inspector have documented it. Request that the builder fix the items in writing.

Licenses and permits

Home inspectors are commonly licensed or certified by the state. The builder's work is also subject to the local building department's permit inspections, which are separate from a private inspection. Check the inspector's license with your state licensing board and ask your local building department which permit inspections the house has passed.

New construction inspection questions

Why should I inspect before the drywall goes up?

Once the walls are closed, defects in the framing, the wiring, the plumbing and the insulation are much harder to see and to fix. A framing and rough-in inspection finds issues while they can still be corrected.

Does my builder's inspection replace a private inspection?

No. A builder's quality check serves the builder. A private inspection serves the buyer, and the local building department's permit inspections serve the permit. Each one checks different things.

What should I do if the builder disagrees with the report?

Ask the inspector to explain each item with its photos, and ask the builder to say in writing which items they dispute and why. Keep both sets of notes until the items are resolved.

About this guide

This national guide is written and checked by infinibell. Rules and conditions differ by place, so local pros are credited on guides for the cities they serve, not on national ones.

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