Part 2: Why Your Home Inspector is Worth Every Penny (Even for Brand New Homes)

 

New Construction Home Buying Mistakes Series — Part 2 of 10

By Lance Sheridan | Jacksonville's New Construction King

The Assumption That Costs Thousands

"It's brand new. It must be perfect. Why would I need an inspection?"

I hear this from new construction buyers constantly. And every single time, I cringe a little.

Because that assumption has cost my clients thousands of dollars in post-closing repairs with zero builder recourse.

Here's the harsh reality: New homes have defects too. And without a professional third-party inspection, you won't discover them until AFTER closing when it becomes your problem, not the builder's.

Let me walk you through what I've seen, why it happens, and why the $400-500 inspection fee is one of the smartest investments you'll make.

What Can Go Wrong in a Brand New Home?

You'd think new construction would be flawless. The home is built to current code. Everything is under warranty. The builder has quality control.

In theory, yes. In practice? Builders are under pressure to build quickly and profitably. Corners get cut. Inspectors miss things. Subcontractors make mistakes.

Here's what I've actually encountered in "brand new" homes:

Structural & Foundation Issues

• Cracks in foundation (normal settling vs. structural problems hard to identify pre-closing)
• Improper grading (water drainage issues that surface months later)
• Inadequate drainage systems
• Foundation settling beyond normal parameters

Insulation & Thermal Issues

• Missing insulation in attics (discovered when energy bills are sky-high)
• Inadequate wall insulation
• Thermal imaging reveals cold spots and heat loss
• Missing vapor barriers

Electrical Problems

• Code violations (outlets in wrong locations, improper sizing)
• Grounding issues
• Overloaded circuits
• Panel installation problems
• Outlets not working properly

Plumbing Issues

• Leaking connections (often hidden behind walls)
• Improper slopes on drain lines (causing backups later)
• Water pressure problems
• Sewer line issues
• Cross-contamination between hot/cold lines

HVAC Problems

• System not properly commissioned
• Ductwork disconnected or undersized
• Thermostat issues
• Airflow imbalances
• Refrigerant charge incorrect

Roofing & Exterior

• Improper flashing (leading to leaks later)
• Nails missing or incorrectly placed
• Shingles improperly installed
• Gutters not properly pitched
• Caulking/sealing gaps

Doors, Windows, & Hardware

• Doors not closing properly
• Windows with seal failures or condensation between panes
• Hardware installation issues
• Weather stripping missing or installed incorrectly

Drywall & Finishing

• Improper taping and mudding
• Cracks and nail pops
• Gaps at transitions
• Poor paint application

Real Example: The $8,000 Attic Insulation

I worked with a buyer in Eagle Bend who skipped the inspection. "It's new," they said. "No need."

Two months after closing, their electric bills were running $300+ monthly (for a climate-controlled home that should have been $150-180).

They hired an inspector post-closing. The finding: Entire sections of the attic had inadequate or missing insulation. Thermal imaging revealed massive heat loss.

The builder's response: "Our specs say R-38 insulation. We inspected it. Not our problem now."

The buyer was stuck paying $8,000 for remedial insulation work with zero recourse because they'd already closed.

A $400 pre-closing inspection would have caught this. The builder would have been obligated to fix it before closing.

Why Builder Inspections Don't Count

You might think: "The builder inspects every home. Isn't that enough?"

No. Here's why:

Conflict of Interest

• Builder inspections are internal quality checks, not independent verification
• The builder's inspector's job is to satisfy the builder, not protect the buyer
• Findings are often used internally only you may never see them

Limited Scope

• Builder inspections focus on obvious defects and code compliance
• They may not dig deep into systems or hidden issues
• They may use the builder's preferred inspection standards (which can be lower than market standards)

No Third-Party Credibility

• Builder inspection reports typically aren't shared with buyers in detail
• You have no independent verification of the home's actual condition
• If disputes arise, the builder's inspector is biased

Limited Recourse

• Builder warranty often has narrow exclusions
• If the builder inspector missed something, there's no recourse it's deemed acceptable
• Post-closing, you're stuck dealing with issues the builder inspected and passed

A professional third-party inspector owes allegiance only to you. Their reputation depends on thorough, honest evaluation.

The Power of Phase Inspections

One of the most valuable strategies in new construction is phased inspections inspecting at critical construction stages, not just final walkthrough.

Phase 1: Foundation Inspection

• Verify foundation is level and properly installed
• Check for cracks or settling issues
• Ensure proper grading and drainage
• Identify any foundation-level problems before construction continues
• Timing: Right after foundation is poured and cured (before framing begins)

Phase 2: Pre-Drywall Inspection (Most Important)

This is where major issues hide and where you can catch them before walls close.

Inspect:

• ✅ Electrical rough-in (outlets, switches, wiring locations, panel installation)
• ✅ Plumbing rough-in (all connections, pipe slopes, proper venting)
• ✅ HVAC installation (ducts properly connected, sizing adequate)
• ✅ Insulation (proper R-value, complete coverage, no gaps)
• ✅ Moisture barriers (proper installation, no gaps)
• ✅ Framing (proper spacing, structural integrity, no water damage)
• ✅ Grading and drainage (slopes correct, no pooling water)

Why this matters: Once drywall goes up, many of these issues become hidden. Pre-drywall is your last chance to catch problems and demand fixes.

Timing: After all rough-in work is complete but before drywall installation begins

Phase 3: Final Walkthrough Inspection

• Verify all Phase 2 issues were resolved
• Check finished systems (electrical, plumbing, HVAC operation)
• Verify appliances and fixtures function properly
• Check paint, flooring, trim for quality
• Verify doors/windows close properly
• Document any remaining defects for builder remediation

Timing: 2-3 days before closing, after punch-list work is complete

How Phase Inspections Protect You

Here's the magic: If Phase 2 inspection identifies issues, the builder MUST fix them before closing. It's much cheaper for them to fix pre-drywall than post-closing, so they almost always comply.

If you skip pre-drywall and issues are discovered at final walkthrough, the builder has less motivation to fix them comprehensively. Many will make minimal repairs and push for closing.

Phase inspections give you leverage. You can say: "Fix this issue or we delay closing until it's resolved." The builder will cooperate because they want to close and move to the next phase of construction.

What Does a Professional Inspector Cost?

• Phase 1 (Foundation): $200-$300
• Phase 2 (Pre-Drywall): $300-$500
• Phase 3 (Final): $300-$500

Total investment: $800-$1,300 for all three phases

Return on investment: Often $5,000-$20,000+ in avoided post-closing repairs

That's a 6:1 to 25:1 ROI. And this doesn't even account for stress, hassle, and months of dealing with uncooperative builders.

How to Get Phase Inspections

1. Hire an inspector experienced in new construction (not just resale homes)
   • They know what to look for in new construction
   • They understand construction timelines and issues
   • They know local building codes and standards
2. Coordinate with your builder's project manager
   • Request Phase 1 inspection right after foundation
   • Request Phase 2 inspection after all rough-in work
   • Request Phase 3 inspection 2-3 days before closing
3. Document everything
   • Get written inspection reports for each phase
   • Photograph any identified issues
   • Share reports with your agent
4. Negotiate fixes BEFORE closing
   • Use inspection findings to demand builder remediation
   • Don't close with known defects (unless builder provides written remediation timeline)
   • Get remediation guarantees in writing

Jacksonville Reality: Inspection Standards

Different communities and builders have varying standards. Your inspector should be familiar with:

• Local building codes (Jacksonville/Duval County specific)
• Florida building standards (hurricane resistance, moisture control, etc.)
• Specific builder standards (D.R. Horton, Lennar, KB Home, Pulte, Toll Brothers all have slightly different approaches)
• Community-specific issues (Eagle Bend water table concerns, Ponte Vedra coastal considerations, etc.)

An experienced local inspector knows these nuances.

Red Flags When Inspecting

Your inspector should flag issues including:

🚩 Structural: Cracks, settling, moisture, foundation issues 🚩 Systems: Non-functioning HVAC, electrical, plumbing 🚩 Code violations: Improper grounding, outlets in bathrooms, vent issues 🚩 Workmanship: Missing fasteners, improper connections, sloppy finishing 🚩 Materials: Water damage, inadequate insulation, improper sealing 🚩 Drainage: Improper grading, water pooling, gutter issues

Any of these issues should be remediated by the builder BEFORE closing.

What NOT to Do

❌ Don't rely solely on builder inspections — Get independent verification

❌ Don't skip pre-drywall inspection — This is when you catch hidden problems

❌ Don't close with known defects — Make builder fix before closing, or delay closing

❌ Don't trust "we'll fix it after closing" — Get it in writing with specific timeline

❌ Don't ignore inspector findings — They're warning signs of bigger problems

Your Action Items

1. Hire an independent inspector experienced in new construction (not just resale)
2. Schedule Phase 1 right after foundation is poured and cured
3. Schedule Phase 2 after all rough-in work is complete but before drywall
4. Schedule Phase 3 2-3 days before closing, after punch-list work
5. Document all findings in writing and photographs
6. Negotiate fixes with builder using inspection reports as leverage
7. Don't close with unresolved defects (unless guaranteed in writing)
8. Share reports with your buyer's agent for guidance on acceptable issues vs. critical defects

The Bottom Line

New homes need inspections too. The $400-500 investment in a professional inspection often prevents $5,000+ in post-closing repairs with zero builder recourse.

More importantly, it gives you peace of mind knowing your new home is actually built correctly.

This mistake costs new construction buyers thousands every year. Don't be one of them.