New Build Guide
Do I Need an Inspection on New Construction in Florida?
Buyers ask this constantly: the home is brand new, it passed county inspection, the builder warranties it — why pay for another inspection? Because county inspections check code compliance on a sampling basis, and the builder's crews are working fast across dozens of houses. Defects get built in. The question is whether you find them while they're still someone else's cost.
What we actually find in new Florida homes
- Missing or improperly nailed hurricane strapping and clips
- Roof penetrations and flashing sealed poorly or not at all
- HVAC systems badly out of balance, with rooms 6–8 degrees apart
- Condensate lines routed wrong or left unconnected
- Reversed-polarity outlets and missing GFCI protection
- Grading that slopes toward the slab instead of away from it
- Stucco cracking and control-joint problems within the first year
- Bath fans venting into the attic rather than outside
The three phases worth inspecting
- Pre-drywall — framing, rough-in plumbing and electrical, strapping, and waterproofing while everything is still visible. Once drywall goes up, none of this can be checked without demolition.
- Final walk / pre-closing — the full home inspection scope plus a punch list you hand the builder before you sign.
- 11-month warranty — settlement cracks, HVAC balance, roof and plumbing issues that only show up after a year of use, submitted while the one-year warranty is still open.
Why the 11-month inspection is the one people miss
Most Florida builders provide a one-year warranty on workmanship. Homeowners get busy, the year runs out, and the settlement cracks and HVAC problems that appeared in month eight become their own bill. Schedule the inspection at month 10 or 11 so there's time to submit the list and get the work scheduled.
Does the builder have to let an inspector in?
In practice, yes — Florida builders routinely accommodate buyer inspections, and we coordinate directly with the site superintendent. If a builder resists an independent inspection, treat that as information about the build.
Frequently asked questions
- Doesn't the county inspection cover this?
- County inspections verify code compliance at specific milestones and don't function as a quality review of the finished home. They're not a substitute for an independent inspection performed on your behalf.
- What does a new construction inspection cost in South Florida?
- Phase inspections typically run $250 to $450 each and an 11-month warranty inspection runs $400 to $600, depending on size.
- Is it too late if my warranty expires next month?
- Not necessarily. Call us — if we can get out before the warranty date, the list still counts. Sooner is always better.
Closing on a new build? Book the pre-closing walk now.
Hands-on inspections across Miami-Dade, Broward, Palm Beach, and the Keys. Reports in 24 hours.
More Florida inspection guides
What Fails a 4-Point Inspection in Florida
The roof, wiring, plumbing, and HVAC conditions Florida carriers reject — and how to get ahead of them.
Read the What Fails a 4-Point Inspection in Florida guideCast Iron Pipes in South Florida Homes
Why pre-1975 Miami and Broward homes hide failing drain lines — and how to find out before you close.
Read the Cast Iron Pipes in South Florida Homes guideHow to Read Your Home Inspection Report
What the severity ratings mean, which findings matter, and how to turn the report into a repair request.
Read the How to Read Your Home Inspection Report guide