Why a new house still needs a careful look
People are sometimes surprised when I tell them a brand-new home needs inspecting. It’s new, after all. But I spent ten years building homes, and here’s the honest truth from that side: a house is built by dozens of different trades over several months, often through Treasure Valley weather that swings from hot, dry summer afternoons to freezing winter mornings. Things get missed. Not because anyone’s careless, but because that’s how building works.
The good news is that new construction gives you three chances to catch things, and the builder expects you to use them.
Walk 1: the pre-drywall walk
This happens after framing, plumbing, electrical and HVAC rough-ins are in, but before insulation and drywall cover everything up. It’s the only time you’ll ever see the bones of your house.
What I look for:
- Framing: walls that are straight and plumb, headers over doors and windows, nothing cut or notched more than it should be to make room for pipes or ducts.
- Plumbing and electrical: outlets, switches and fixture boxes where you expected them (bring your plan), and plumbing runs that aren’t crushed or pinched.
- Blocking: wood backing in the walls where you’ll hang a TV, heavy shelves, grab bars or cabinets. It’s simple to add now and annoying later.
- Windows and exterior wrap: flashing around windows and doors and house wrap that’s intact.
- Photos: take pictures and video of every wall. Years from now, when you want to hang something or run a cable, you’ll know exactly where the pipes and wires are.
This is also a smart moment to bring in a licensed third-party home inspector. Some builders have rules about when outside inspectors can visit, so ask early.
Walk 2: the final (blue-tape) walkthrough
This is the walk most people picture. It usually happens within a few days to a couple of weeks before closing, and you’ll go room by room with the builder’s representative marking anything that needs attention with blue painter’s tape.
A few things I’ve learned from both sides of this walk:
- Take your time. Plan for at least a couple of hours, and don’t let anyone rush you.
- Test everything. Every faucet, every outlet, every light switch, every appliance, every door and window, the garage door, the irrigation controller if there is one.
- Look in good light. Paint touch-ups and drywall flaws show up most clearly with light hitting the wall at an angle. Bring a flashlight.
- Get it in writing. Every taped item should end up on a written list that you and the builder sign, with an understanding of when it will be fixed.
Walk 3: the 11-month warranty walk
Many builder warranties include a first-year workmanship period, though the details vary from builder to builder. Check your warranty document for exactly what’s covered and when it ends. The 11-month walk is your chance to report everything that’s shown up during your first year while that coverage still applies.
Keep a running list from the day you move in. Note the date, take a photo, and write down what happened. By month 11, you’ll have a clean, specific list instead of trying to remember what that noise in the hallway was back in February.
What’s normal and what’s a real problem
This is where my builder years come in handy. A lot of first-year issues look alarming and turn out to be completely normal. A few look minor and aren’t.
Usually normal (still report them):
- Small hairline cracks in drywall or at corners, and nail pops, as the framing dries out over the first year
- Hairline shrinkage cracks in a concrete driveway or garage slab
- Caulk that separates a bit around tubs, counters and trim
- Doors that need a small adjustment as the house settles
- A little sod settling or seams in a new lawn
Worth a closer look:
- Ground that slopes toward the foundation, or water pooling against the house after watering or rain
- Water or dampness in a crawlspace, or any sign of a leak under sinks or around the water heater
- Cracks that keep widening, run diagonally from the corners of doors and windows, or show one side higher than the other
- Doors or windows that suddenly stick or stop latching
- Rooms that are noticeably hotter or colder than the rest of the house
- Fog or moisture between the panes of a window
- Downspouts that empty right next to the foundation
- Missing or thin insulation in the attic
If something on the second list shows up, don’t wait for the 11-month walk. Report it in writing right away.
Out of state while you build?
I do a lot of walkthroughs for buyers who are still living somewhere else. I’ll walk the house on video, send photos of every room, and go through the same checklist I’d use if it were my own home. One client building from another state wrote: “Lots of stresses with being out of state while building and he was there for us to do walk-throughs, sending us videos, and answering all questions.” — Ryan K
What’s in the downloadable checklist
The free printable checklist covers all three walks and is organized by area of the house so you can work through it room by room:
- Exterior, roof and drainage: slope away from the foundation, downspouts and gutters, shingles and flashing, siding, paint, concrete, irrigation
- Garage: door operation and safety reverse, slab, fire-rated door to the house
- Interior finishes: drywall, paint, flooring, trim, cabinets, countertops
- Doors and windows: operation, locks, seals, screens, glass
- Kitchen and appliances: every appliance tested, venting, water lines
- Plumbing: fixtures, drains, shutoffs, water heater, hose bibs
- Electrical: outlets, GFCI and AFCI protection, panel labeling, smoke and CO alarms
- HVAC and attic: heating and cooling in every room, filter, thermostat, exhaust fans, attic insulation
- Paperwork and warranty: the signed punch list, warranty documents, manuals, codes and keys
Print it, bring a roll of blue tape and a flashlight, and take your time. If you’d like a second set of eyes on any of the three walks, that’s one of my favorite parts of the job.
Related guides
Before you sign, read whether you need a realtor for new construction and how builder incentives work. If you’re still choosing where to build, start with new construction in Meridian, Eagle, Star or Kuna.