New Construction Doesn't Mean Defect-Free
One of the most common assumptions in home buying is that a brand-new house must be in perfect condition. It almost never is. New homes are built fast, by multiple trades working in sequence, with budgets, deadlines, and supervision pressures that often result in missed details, code violations, installation errors, and quality issues that don't surface until months — or years — after closing.
The Florida construction boom across Central Florida means more homes are being built faster than ever, with more pressure on every trade in the build sequence. An independent third-party inspection at each phase of construction is the single best way for a buyer to catch problems while they can still be fixed — and while the builder is still legally and contractually obligated to fix them.
Closer Look Inspections provides concierge-level new construction oversight throughout the greater Orlando metro. Our four-phase inspection program — pre-pour foundation, pre-drywall, pre-close, and 11th-month builder warranty — gives you a complete, documented record of your home's construction quality from the slab up. The same inspector is assigned to your project at every phase, providing continuity and familiarity no rotating inspector can match.
Four Inspection Phases for Complete Construction Oversight
New construction inspections work best when they happen at specific phases of the build, when the right components are visible and accessible. Here's exactly what we evaluate at each phase — and why each one matters.
Phase 1 — Pre-Pour & Post-Pour Foundation
Inspected before and after the concrete pour. The pre-pour inspection verifies proper reinforcement placement, vapor barrier, plumbing rough-in, and form preparation. The post-pour inspection documents foundation condition for your records. This is the only chance to catch foundation issues — once the slab cures, anything missed is permanent.
Phase 2 — Pre-Drywall Inspection
The single most valuable phase inspection. The framing is up, the roof is on, the plumbing and electrical and HVAC are roughed in — and nothing is yet hidden behind drywall. We evaluate framing quality, structural connections, plumbing supply and drain installation, electrical wiring, HVAC ducting, and insulation prep. Problems caught at this phase save thousands compared to opening walls later.
Phase 3 — Pre-Close Final Inspection
Performed before you take possession of the home. We verify all systems are operational, all finishes are complete, all fixtures are installed correctly, and the home matches your contract specifications. Any issues found go on the builder's punch list — to be addressed before closing. This inspection is essentially the new construction equivalent of a pre-purchase inspection.
Phase 4 — 11th-Month Builder Warranty Inspection
Most builders provide a 1-year warranty covering defects in materials and workmanship. The 11th-month inspection is performed approximately one month before that warranty expires — identifying any defects, settling issues, or installation problems that have emerged during the first year of ownership. Documented findings get presented to the builder while warranty coverage is still in effect.
Phase Coverage
- Pre-pour foundation
- Reinforcement placement
- Vapor barrier verification
- Plumbing rough-in check
- Post-pour foundation
- Slab condition documentation
- Pre-drywall inspection
- Framing & structural connections
- Roof framing & sheathing
- Plumbing rough-in
- Electrical rough-in
- HVAC duct installation
- Window & door installation
- Insulation preparation
- Pre-close final inspection
- All systems operational
- All finishes complete
- Builder punch list documentation
- 11th-month warranty
- Settling & cosmetic issues
- System performance review
- Defect documentation for builder
- Same inspector all phases
- Same-day digital reports
Three Reasons Buyers Don't Skip New Construction Inspections
The biggest mistake new construction buyers make is trusting that the builder's quality control is enough. It rarely is. Here's why an independent inspection at each phase pays for itself many times over:
Catches Hidden Problems Before They're Buried
Once drywall goes up, foundation cures, or final finishes are installed, problems become exponentially more expensive to fix. A pre-drywall inspection that catches a misrouted plumbing line, a missed framing connector, or improperly installed flashing can save tens of thousands of dollars in future repairs.
Independent Third-Party Documentation
Builders inspect their own work, and so do their subcontractors — but those inspections protect the builder's interests, not yours. An independent inspection produces a third-party document that becomes part of your permanent property record, and that document is what carries weight if disputes arise during warranty or after.
Catches Warranty Defects Before Coverage Expires
Most builder warranties cover defects for one year — but most defects don't become visible until the home settles, the seasons change, and normal use reveals issues. The 11th-month inspection identifies these problems while builder coverage is still in effect, so repairs happen on the builder's dime, not yours.
Why Central Florida Buyers Trust Closer Look
New construction inspection requires construction expertise, not just home inspection experience. Here's what sets Closer Look apart:
- Same Inspector for Every PhaseContinuity matters. The inspector who reviewed your foundation knows what to look for at pre-drywall. The inspector who saw your pre-drywall knows what to verify at pre-close. The same inspector is assigned to your project across all four phases — building familiarity with your specific home that no rotating inspector can match.
- Certified Master Inspector — Construction ExpertiseKeith Wilson holds the Certified Master Inspector designation and has inspected new construction across Central Florida since 2015. He understands Florida residential construction practices, code requirements, and the specific defects that show up in production-built homes throughout the Orlando metro.
- FAA-Licensed Drone for Roof DocumentationRoof framing, sheathing, underlayment, and final roof condition are critical at multiple phases. FAA-licensed drone documentation captures the entire roof surface — including areas a ladder can't safely reach — included at no additional charge with every inspection.
- Detailed Photo DocumentationEvery phase inspection includes comprehensive photo documentation that becomes part of your permanent property record. If a defect appears years later, you have time-stamped photographic evidence of construction quality that supports any warranty or legal action.
- Same-Day Phase ReportsEach phase inspection produces a same-day digital report through our Scribeware platform, with color-coded findings, photos, and recommendations. Your builder gets clear, professional documentation of any issues — making it easier to address problems before moving to the next phase.
- Available After Each PhaseQuestions about findings, builder responses, or how to address specific defects? Carol Wilson and the Closer Look team remain available throughout your build process — not just on the day of each inspection. Live answered calls 24/7.
The New Construction Inspection Process
From foundation pour to warranty expiration, here's exactly what to expect when you book a new construction inspection program with Closer Look.
Foundation Phase
Pre-pour and post-pour foundation inspections verify reinforcement, vapor barrier, plumbing rough-in, and final slab condition before construction continues.
Pre-Drywall Phase
The most valuable phase — framing, plumbing, electrical, and HVAC rough-ins are inspected and documented before drywall closes everything in.
Pre-Close Phase
Final inspection before you take possession — all systems tested, finishes verified, builder punch list documented for resolution before closing.
11th-Month Phase
Final phase one month before builder warranty expires — settling, defects, and emerging issues documented for builder repair while coverage is still active.
New Construction Inspection FAQ
Everything new home buyers want to know about phase inspections in Central Florida.
Do I really need a new construction inspection?
Yes. New construction defects are common — even in well-built homes from reputable builders. Independent third-party inspections at each phase consistently identify framing errors, plumbing routing problems, electrical violations, missing flashing, and other issues that the builder's own inspections missed. The cost of phase inspections is minimal compared to the cost of fixing buried problems years later.
Why is the pre-drywall inspection so important?
Once drywall goes up, every system inside the walls becomes hidden. Plumbing leaks, electrical violations, missing structural connectors, improperly installed insulation, and missed framing issues all become invisible — and exponentially more expensive to fix. The pre-drywall inspection is the single most valuable phase because it's the only time those systems can be inspected without destructive investigation.
When should I schedule the 11th-month builder warranty inspection?
Schedule it approximately one month before your builder's 1-year warranty expires. This gives you enough time to receive the inspection report, present findings to the builder, and have repairs completed before the warranty runs out. Don't wait until the last week — builders need time to schedule and complete warranty repairs.
Will the builder allow me to bring an independent inspector?
Yes — and they're required to in most cases. Florida buyers have the legal right to hire independent inspectors during construction. Reputable builders welcome third-party inspections because it demonstrates their work quality. If a builder resists allowing inspections, that itself is a major red flag worth investigating.
Do you coordinate inspection timing with my builder's schedule?
Yes. Each phase inspection has to be timed correctly — pre-drywall before drywall hangs, pre-pour before concrete is poured. We coordinate directly with your builder to schedule each phase at the right point in the build sequence, so you don't miss the inspection window.
Can I just do the pre-close inspection and skip the earlier phases?
You can — but you lose most of the protection a phase inspection program provides. By the time of pre-close, framing, plumbing, electrical, and HVAC are all hidden behind drywall and can't be inspected. The earlier phases catch the issues that pre-close cannot. If budget is a concern, the pre-drywall inspection is the most valuable single phase if you can only choose one.
What if my inspection finds defects?
Document them, present them to the builder, and request correction before moving to the next phase. Your purchase contract typically requires the builder to address documented defects, and the inspection report becomes formal documentation of the issue. If the builder resists, you have time-stamped third-party evidence supporting your position.
How quickly will I get my phase inspection report?
Closer Look delivers each phase inspection report the same day through our Scribeware reporting platform — with photo documentation, prioritized findings, and a built-in repair request builder. You can forward the report to your builder immediately to start addressing any documented issues.
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