New construction inspections
New construction inspections in North Georgia
New construction doesn’t mean good construction. I studied construction management and worked in construction before I became an inspector, and I check new homes at three stages: before the walls close, before you close, and before your builder’s warranty runs out.
Buying a finished new home? Schedule your final inspection
Why inspect a new house
Builders are human.
Even good builders miss things. Crews work fast and trades hand off to one another, so small problems slip through. In homes that were just built, I’ve found missing insulation, disconnected vents, reversed wiring and even roof leaks.
The city or county inspects during construction as part of the permit process. That’s a different job. I work only for you, and I show you in writing, with photos, what needs attention while there’s still time for your builder to fix it. I write it in plain words: clear enough for you, and specific enough for your builder.
On a new floor, I like to hold a flashlight low across the surface. The raking light shows waves and flaws that overhead light hides.
“One of the best things he did for us was put his flash light down on the LVP flooring, and on the drywall to show all of the imperfections.”
Nicholas Fowler · Google review · New construction buyer Read the reviews on Google
The three stages
Which inspection fits your stage?
| Stage | When | What I look at | What you get |
|---|---|---|---|
| Pre-drywall | After framing and the plumbing, electrical and HVAC rough-ins are in, before insulation and drywall | Framing, rough plumbing, wiring and ductwork while they’re in plain view | A photo report you can share with your builder |
| Final | When the house is finished, before your final walk-through and closing | The whole house and its systems, top to bottom | A photo report to set next to the builder’s punch list |
| 11-month | A few weeks before your builder’s one-year warranty ends | How the house has held up after nearly a year of living in it | A photo report you can send the builder while the warranty still applies |
Each stage shows something the others can’t. Many buyers book the pre-drywall and then the final. Already past insulation? It isn’t too late: the final and the 11-month inspection are still ahead.
Stage 1
Pre-drywall inspection
When: after the framing and the plumbing, electrical and HVAC rough-ins are in, and before insulation and drywall cover them.
What I look at: the framing, rough plumbing, wiring and ductwork while they’re still in plain view.
Builder access: ask your builder early for the planned insulation date and how they handle an outside inspector, and pass any access details to me. If the insulation date moves, let me know.
What you get: a photo report you can share with your builder, so anything that needs fixing can be fixed while it’s easy to reach. Once insulation and drywall go up, much of that work is hidden for good.
Stage 2
Final inspection
When: when the house is finished, before your final walk-through and closing.
What I look at: the whole house and its systems, top to bottom, with the same careful look I give any home.
Builder access: ask the builder to have the utilities on so I can run the systems, and leave some breathing room between the inspection and closing.
What you get: an independent photo report to set next to the builder’s punch list at your walk-through. Something still unfinished? Mention it when you book. See what inspection day is like →
“His inspection was extremely thorough, and the report was detailed with pictures, annotations, and explanations. We sent it to the builder, and they fixed everything George had pointed out.”
Lucas Acosta · Google review · New construction buyer Read the reviews on Google
Stage 3
11-month warranty inspection
When: a few weeks before your builder’s one-year warranty ends. Warranty terms vary, so check your paperwork for the exact deadline.
What I look at: how the house has held up after nearly a year of living in it: a door that starts to stick, a crack as the house settles, a leak that only shows up in a hard rain.
Access: it’s your house by now, so there’s no builder permission to arrange.
What you get: a photo report you can send the builder in writing while there’s still time. Get in touch a few weeks ahead, so you have time to put your requests to the builder.
At this stage most owners don’t have an agent anymore, so text me directly with the address and your warranty date.
“Just recently had Owl’s Eye Home Inspection check out my new home just before the one year warranty ran out. George did a great job and answered all of my questions!”
Randy Walker · Google review · 11-month warranty inspection Read the reviews on Google
From my inspections
One house, three visits.
At a pre-drywall inspection, I pointed out a hairline crack in a concrete wall at the back corner of a new house. Concrete shrinks, so hairline cracks are normal. But this one looked like it was starting to expand, so I told the buyers to keep an eye on it and to ask the builder to patch it properly.
By the final inspection before closing, it had become a significant structural concern. When I came back for the 11-month warranty inspection, cracking had spread through much of the house.
Why it cracked like that is a question for a structural engineer, not for me. I observe and I report: I catch it, write it down with photos at every stage and tell you who should look next. That way you have it in writing while the warranty still applies.
Builder access
What if the builder won’t let an inspector in?
Builders set their own rules for site visits, so ask early, ideally before you sign, how yours handles an outside inspector, and get the answer in writing. If your builder won’t allow a pre-drywall visit, the final inspection and the 11-month warranty inspection are still ahead, and your agent can help you ask for access before closing.
Agent with a buyer who’s building? Here’s how to book for a client →
Questions
New construction questions.
When exactly should I book the pre-drywall inspection?
As soon as your builder gives you a planned insulation date, text me. The visit happens after the framing, rough plumbing, electrical and ductwork are in, and before insulation covers them. If the insulation date moves, let me know.
Do I need all three inspections?
No. Each one stands on its own, but each stage shows things the others can’t. Tell me your timeline and I’ll help you choose.
My builder already does a walk-through. Why pay for an inspection?
The builder’s walk-through is the builder’s list. My inspection is independent and done only for you, with a written report and photos you can put in front of the builder.
The city or county already inspects new homes. Do I still need my own inspector?
Those inspections are part of the building-permit process. I don’t inspect for code. I work only for you, look at how the house was put together and whether it works, and give you a written report with photos you can take to your builder.
Should I test a new home for radon?
Yes. EPA says every new home should be tested after you move in, even one built radon-resistant. Ask me about adding a radon test to your 11-month inspection. Radon testing →
Where do you inspect new construction?
Anywhere within about an hour and a half of Flowery Branch, including the new neighborhoods around Braselton and Hoschton and Flowery Branch and South Hall. Find your town →
Next step
What stage is your build at?
Buying a finished new home? Schedule your final inspection
Eyes open, not fingers crossed. — George
What happens next
Tell me the property address and whether you need a pre-drywall, final or 11-month inspection.
I confirm the date, time and price with you.
I inspect the home myself.
I send a photo report you can share with your builder. Questions afterward? Text me.
You’ll know the price before you sign anything.