New Construction Inspections
A brand-new house is not a defect-free house. I inspect at three points in the build — before the walls close, before you sign, and before the builder’s warranty runs out.
Your builder’s workmanship warranty typically expires at 12 months. Anything found after that is yours to pay for. Inspecting at month 11 leaves you roughly four weeks to document defects and file claims while the builder is still obligated to fix them — at no cost to you.
Book all three and save 10%.
Each phase catches a different class of problem, and the three together cover the build from framing to the end of your warranty year. Enter code NEWBUILD when you book and the 10% comes off all three.
- Pre-Drywall
- Final Walkthrough
- 11-Month Warranty
Pre-Drywall Inspection
The only time anyone gets to see the skeleton of the house. Once drywall goes up, framing, wiring, plumbing runs and flashing details are sealed behind the walls for the life of the home.
This phase has its own page with the full detail — what gets checked at the framing and rough-in stage, how to schedule around the builder, and what the report covers.
In the scheduler, select Pre-Drywall from the Services dropdown.
Pre-Settlement Inspection
The house is finished and you’re about to sign. This is the last moment you have real leverage — once you settle, every open item becomes a warranty request instead of a condition of closing.
What I check
- Every system operated: HVAC, water heater, electrical panel and circuits
- All plumbing fixtures run, drains and supply lines checked for leaks
- Windows and doors opened, closed, latched and sealed
- Roof, flashing, gutters and grading around the foundation
- Appliances tested through a full cycle where possible
- Thermal imaging across exterior walls and ceilings, where temperature anomalies can indicate missing insulation, air infiltration, moisture, or some combination of the three
Why it’s not the builder’s walkthrough
The builder’s walkthrough is led by the builder. It moves fast, it focuses on cosmetics, and nobody in the room works for you. I show up with no stake in whether you close on time.
Most buyers schedule me a few days ahead so the written report is in hand for the walkthrough — items get added to the punch list on the spot instead of chased down later.
In the scheduler, select Final Walkthrough Inspection from the Services dropdown.
11-Month Warranty Inspection
A house settles hard in its first year. Framing dries and shrinks, foundations move, and installation shortcuts start to show themselves. Almost all of it is still the builder’s responsibility — if you document it before month 12.
What the first year exposes
- Drywall cracking and nail pops from framing shrinkage
- Doors and windows out of square, sticking or no longer sealing
- Grading that has settled and now drains toward the foundation
- Roof and flashing defects that only showed up after a season of weather
- HVAC balance problems, rooms that never reach temperature
- Thermal anomalies at exterior walls and ceilings, which may point to missing insulation, air infiltration, moisture, or more than one of those at once
- Foundation and slab cracking beyond normal curing
What you get
Not a standard buyer’s report. The deliverable is a warranty punch list you hand straight to your builder — every item photographed, located, and described in the language a warranty department acts on rather than argues with.
If you closed within the last year, count 11 months from your settlement date. That’s your window. Most homeowners find out about it after it has already closed.
In the scheduler, select 11 Month Warranty Inspection from the Services dropdown.
Straight answers
The county already inspected it. Why pay for another one?
A municipal inspection confirms the house meets code minimum. Code minimum is the worst house it is legal to build. It doesn’t cover whether your HVAC actually conditions every room, whether the insulation was installed correctly, or whether the grading drains water away from your foundation. I inspect how the house performs, not just whether it’s legal.
Will my builder let an inspector on site?
Generally yes. Most builders accommodate it with advance notice, and your purchase agreement usually preserves your right to inspect. Give the site superintendent a few days’ notice. If a builder resists entirely, that’s worth knowing before you close.
I’m past 12 months. Did I miss it?
For workmanship items, most likely. Structural and mechanical coverage often runs longer — commonly two years on systems and up to ten on structural elements, depending on your warranty document. Send me your warranty paperwork and I’ll tell you what’s still claimable before you book anything.
Do I need all three, or can I pick one?
You can book them individually and each stands on its own, though booking all three together with code NEWBUILD takes 10% off. If you’re choosing just one and you’ve already closed, make it the 11-month — it’s the only one with an expiration date attached.
How much does a new construction inspection cost?
Each phase starts at $350 and scales with square footage. You can price your exact home on the pricing page before you talk to me — no sales call required.
New construction across the DMV
The heaviest new-build activity in my service area runs through Charles County and the Stafford–Fredericksburg corridor, but I cover the full footprint from Baltimore to Fredericksburg. Thermal imaging is included on every inspection, and drone roof scans wherever conditions and airspace permit.
Building new in the DMV?
See your exact price in about a minute, or call and I’ll talk the three phases through with you.