New Construction Home Inspector: Do You Need One for a New Home?
In this article
"A new construction home inspector is a licensed professional you hire, on your own, to look over a brand-new house before you close. Many buyers do it even when the builder already lists third-party inspections, because the inspector works for you and no one else. It is your choice, and it is not required. This guide explains what an independent inspector checks, when to book one, how to pick one, and what to do with the list of problems they find.
Why hire a new construction home inspector?
A new house feels like it should be perfect. Most of the time it is in good shape. But a house has thousands of parts, and people build it. Small misses happen, like a loose fitting, a missing piece of caulk, or a door that does not close right.
Capistrano's features sheet lists 3rd-party home inspections as part of the process, and a New Homeowner Orientation. That is a good sign. A third-party inspection is a check by someone who is not on the building crew.
So why pay for one more? Here is the fair case on both sides.
Reasons some buyers hire their own:
The inspector works for you. Their report is for your eyes.
A fresh set of eyes can catch what others missed.
You get a written list to hand the builder.
You learn how your home works, from the panel to the shut-off valves.
Reasons some buyers skip it:
The builder already lists inspections in the process.
The home also comes with warranty coverage for many items.
It adds a step and a cost to a busy closing schedule.
Neither choice is wrong. You know your comfort level best. If you want to see how the warranty layers work, read our guide to the new construction home warranty at Capistrano.
What does an independent inspector look at?
A home inspector looks at what they can see and test without opening walls. On a new one-story home like the Destin or the Fraser at Capistrano, that usually means:
Outside. The roof tile, the slab edges, the walls, the sod and irrigation, the garage door, and the paver areas.
Windows and doors. Do they open, close, lock and seal? This includes the sliding glass doors and the front door.
Inside surfaces. Walls, ceilings, paint, tile, carpet, trim and doors.
Kitchen and baths. Cabinets, sinks, faucets, drains, shower, tub and the exhaust fans.
Plumbing. Water pressure, leaks under sinks, hot water, and drains.
Electrical. Outlets, switches, lights, the panel, and the smoke and carbon monoxide detectors.
Heating and cooling. Does the air conditioner run? Does air come out of every room?
Attic and garage. What they can reach and see, including the insulation.
Inspectors may also use tools, such as a moisture meter or a thermal camera. Ask what tools yours brings and what is included in the report.
An inspector will not cover everything. They do not usually open walls or dig up the yard. If you have a special worry, like a certain system, ask before you book if it is part of the visit.
New construction inspection: when to schedule it
There is no single right time. Most buyers pick from these three:
Before the drywall goes up
This is when the frame, wiring and pipes are still open to see. Some buyers like this one because they can see inside the walls. But job sites are busy and can be unsafe. Ask your builder if and when visits are allowed, and who must be there.
At the final walk-through, before closing
This is the most common time. The house is done, the power and water are on, and you can test everything. Any problems found can be put on a list for the builder to fix. Book your inspector early, since good ones fill up.
Before the workmanship year ends
Some buyers also do a second inspection near the end of the first year. Capistrano's paperwork lists a 1-year workmanship warranty. Problems that show up over the year can be reported before that time runs out. Read your warranty papers for how to report an issue and how quickly.
Not sure how a warranty is layered? Start with our new construction home warranty guide.
How to choose a licensed home inspector in Florida
In Florida, a person must have a license to do home inspections. The Florida Department of Business and Professional Regulation (DBPR) says a license has been required since July 1, 2010. To get one, applicants pass a department-approved exam and take a pre-licensing course.
You can check a license yourself. It is quick.
Go to the official DBPR license search at MyFloridaLicense.com.
Search by the inspector's name or license number.
Check that the license is there and is current.
You can also call the DBPR Customer Contact Center at (850) 487-1395, according to the DBPR's own page.
Next, ask a few plain questions:
Have you inspected new construction homes before?
What does your report look like? Can I see a sample?
How long does the inspection take, and can I be there?
Do you have any ties to the builder or the agent? (You want an inspector who works only for you.)
Ask two or three inspectors and compare answers. A good one explains things in words you understand.
What to do with the punch list
After the inspection, you get a report. The builder may also make its own list at the walk-through. In building, a punch list is a list of small items left to fix before the job is done.
Here is a calm way to handle it:
Sort the list. Put safety items first. Then things that do not work. Then looks, like paint touch-ups.
Send it in writing. Give the builder the report or a short list, with photos.
Ask for a date. Ask when each item will be fixed and how you will know it is done.
Check the fixes. Walk the house again, or ask your inspector to re-check the big items.
Keep records. Save every email, photo and report. They help later if a warranty claim comes up.
Do not be shocked if the list has items on it. A long list of small things is normal for a large house. What matters is that each item gets fixed and you can see it.
Building the right team
An inspector is one part of a smart buying process. A good agent who knows new construction helps you ask the right things. It also helps to know what your home already includes, so you can spot what is missing. See the impact windows guide for one example of a feature worth checking on your walk-through.
Comparing the two plans at Capistrano first? Read Destin vs Fraser. And if you are new to the area, our guide on living in Cutler Bay covers the city around the community.
You can see both plans on the Capistrano community page. The Destin has recently started in the low $900,000s, and the Fraser in the high $900,000s. Call 561-704-0091 for today's numbers.
Ready to see the homes yourself before your inspector does? Call 561-704-0091 or Book Your Capistrano Walk-Through - Schedule a Visit.
Common Questions
Do I need a new construction home inspector?
No, it is not required. Some buyers hire one for a second opinion and a written report. Others rely on the builder's process. It is your choice.
Does Capistrano include inspections already?
Capistrano's features sheet lists 3rd-party home inspections and a New Homeowner Orientation. An inspector you hire yourself works for you alone.
How do I check that an inspector is licensed in Florida?
Use the official DBPR license search at MyFloridaLicense.com. You can search by name or license number.
When is the best time for a new construction inspection?
Many buyers pick the final walk-through before closing. Some also look before the drywall goes up, if the builder allows visits, or near the end of the first year.
What is a punch list?
It is a list of small items that still need to be fixed or finished. Send it to the builder in writing, with photos, and ask for dates.
Can I be there during the inspection?
Most inspectors welcome it. It is a good way to learn how your home works. Ask when you book.
Does an inspection replace the warranty?
No. An inspection finds problems today. A warranty is a promise to fix covered items later. Read the warranty details and the actual documents before closing.
Ready to walk it in person? Call 561-704-0091 or see Capistrano - schedule a visit. "