Home Inspection
Last updated 2026-06-14
Why Inspect a Brand-New Home?
It's tempting to skip the inspection when everything is shiny and code-approved. Don't. A municipal inspector confirms a home meets minimum code — they're not working for you, and they don't catch everything. Builders move fast, subcontractors rotate, and small defects slip through. An independent inspection is a few hundred dollars that can save you thousands.
In Texas, always hire a TREC-licensed inspector (Texas Real Estate Commission). You can verify a license on the TREC website.
The Three Build-Phase Inspections
Ideally you inspect while the house is going up, when problems are still easy to fix.
- Pre-pour / foundation — Before concrete is poured, an inspector checks the rebar, plumbing rough-ins, vapor barrier, and grading. This is your one shot to catch foundation issues before they're buried.
- Pre-drywall (framing & rough-in) — After framing, electrical, plumbing, and HVAC are roughed in but before walls close up. Easiest time to spot framing errors, missing fasteners, or mis-routed ducts and wiring.
- Final walk-through — Before closing, a full top-to-bottom inspection of the finished home. Everything that's wrong should go on a builder punch list to fix before you sign.
The Inspection People Forget
The 11-month warranty inspection is the most valuable one — and the most overlooked. Most builders offer a 1-year workmanship warranty. Schedule an independent inspection around month 11, then submit the findings so defects get repaired for free before the warranty expires. Miss the window and those repairs come out of your pocket. Put a calendar reminder the day you close.
What Inspectors Commonly Catch in New Builds
- Grading & drainage — soil sloping toward the house, poor lot drainage
- HVAC — uneven airflow, incorrect duct sizing, units not balanced
- Attic & insulation — gaps, low coverage, blocked ventilation
- Roof — loose shingles, exposed nails, flashing issues
- Plumbing — leaks, slow drains, water-pressure problems
Builder Warranty Punch Lists
For each issue, write down the location, a clear description, and a photo. Submit the list in writing through your builder's warranty process and keep a dated copy of everything.
Builder warranty terms vary. Check your specific builder's warranty booklet for coverage periods and how to file claims — workmanship, systems, and structural warranties often run on different timelines.
Looking for an inspector? Ask in the Painted Tree Telegram group — neighbors share who they've used and how it went.