Updated November 4, 2026
New does not mean perfect
New homes pass municipal inspections, but those are code checks, not a review for your benefit. A private inspector works for you and may find missed items. It is common for even well-built homes to have some punch-list items.
Pre-drywall inspection
Before drywall is installed, framing, plumbing, electrical wiring, ductwork and insulation are visible. This is the best time to spot problems that are costly to see later. Ask the builder in advance whether you can schedule a visit, what safety rules apply and who must be present. Many builders have rules for site visits.
Final inspection before closing
A final inspection, usually near completion, checks finishes, appliances, windows, doors, roof, drainage and mechanical systems. Your inspector should be licensed in Florida. You can verify a home inspector's license with the Florida Department of Business and Professional Regulation (DBPR).
Make a list of every issue, take photos, and get the builder's written commitment to fix each one. Know how the contract treats your closing date if repairs are not finished.
The warranty walk-through
Many builders offer a walk-through near the end of the first year of warranty, often called the 11-month inspection. Ask your builder if it offers one and when. Hire an inspector to look for issues such as cracks, leaks, drainage problems, loose trim and system performance. Submit your list in writing before the warranty period ends.
Flood and elevation paperwork
Ask whether an elevation certificate is available for your home. It is a FEMA form completed by a licensed surveyor, engineer or architect that records a building's elevations for flood insurance rating. It is not an inspection, but it is useful alongside one when you shop for flood insurance.
If a defect is serious
Report problems to the builder in writing. If it is not resolved, Florida's Chapter 558 describes a process that usually comes before a lawsuit. See our deposits, contracts and delays guide for the timeline. An attorney can advise on your deadlines.
Choosing an inspector
Look for a licensed Florida home inspector with experience on new construction. Ask what the inspection covers, how long it takes, what the report looks like, and whether they can attend a pre-drywall visit. Ask your agent for recommendations, and verify the license with DBPR.
Inspection findings are most useful when you present them to the builder promptly, in writing, with photos.
Make the punch list work for you
A punch list is the list of items the builder agrees to fix. Number each item, note the room and the problem, and ask for a date. Keep a copy signed or acknowledged by the builder. After the repair, check each item yourself or have your inspector verify it.
If closing is close and items remain, ask your attorney how to protect yourself, for example through written agreements about completion of the remaining work.
What inspectors commonly look at
- Roof coverings, flashing and attic ventilation.
- Grading and drainage around the house.
- Windows and doors, including operation and sealing.
- Electrical panel, outlets and visible wiring.
- Plumbing fixtures, water heater and visible piping.
- Air conditioning operation and ducts.
- Garage door, exterior finishes and visible cracks.
Reports differ by inspector, and an inspection is a visual review of what is accessible. It is not a guarantee that nothing is wrong. Ask what the inspector can and cannot check, and keep your report with your warranty paperwork.
Timing and access
Book your inspector early, since good ones fill their calendars. Ask the builder how much notice it needs for site visits, since active construction sites have safety rules. For the final inspection, aim to finish before the builder's own closing walk-through so there is time to fix items. Bring the inspection report, photos and your punch list to that meeting, and ask for a written repair schedule afterward.
Frequently asked questions
Who pays for the inspection?
Typically the buyer hires and pays the inspector. Ask your agent and read your contract.
Will the builder let my inspector in?
Policies vary. Ask in writing before you sign and plan around the builder's site-access rules.
What is the 11-month inspection?
It is a walk-through some builders offer shortly before the first-year warranty ends, to list issues for repair.