New Construction Inspections in Southwest Florida
A new construction inspection is an independent assessment of a home being built, carried out at key stages and again before closing. It is separate from the municipal inspections the builder arranges, which verify code compliance rather than workmanship or finish quality.
Why inspect a brand new house
It is a fair question. The house is new, it was permitted, and the county signed off on it.
The gap is what those sign-offs actually cover. A municipal inspection verifies that work meets minimum code. It does not evaluate workmanship, finish quality, or whether systems were installed the way the manufacturer specified. A house can pass every county inspection and still have a drain line with insufficient slope, missing attic insulation over a section of ceiling, or an air handler with no serviceable access.
The other gap is representation. The builder's superintendent works for the builder. That is not a criticism, it is just whose interests they hold. An independent inspector is the only person on site working for you.
The three points worth inspecting
Pre-pour, before the slab goes down
Once concrete is poured, everything beneath it is permanent. This is the only opportunity to look at plumbing rough-in, vapour barrier, and reinforcement placement. It is also the shortest window, so it needs scheduling in advance.
Pre-drywall, once the frame is up
The highest-value inspection of the three. Framing, roof deck attachment, window and door flashing, electrical and plumbing rough-in, and duct runs are all visible and all about to be covered permanently. Problems found here are cheap to fix; the same problems found after drywall are expensive and disruptive.
Final, before closing
The full home inspection scope, done while you still have leverage. Items on a punch list before closing get fixed. The same items raised after closing become warranty claims, which is a slower and less certain process.
What comes up on Southwest Florida builds
Volume building here has its own recurring pattern.
- Window and door flashing. In this rain and wind environment, flashing detail is what stands between the wall assembly and water. It is also easy to get wrong and impossible to see after finish.
- Roof deck attachment. Nail pattern and type affect both performance and your wind mitigation credits. Worth verifying while it is exposed.
- HVAC sizing and condensate. Oversized systems short cycle and leave humidity indoors. Condensate lines with poor slope or no secondary pan cause ceiling damage within the first year.
- Attic insulation coverage. Frequently thin or missing at perimeters and over garages, where nobody looks.
- Grading and drainage. Final grade that slopes toward the slab is a problem you will be living with, and it is far easier to correct before landscaping goes in.
- Stucco detail. Control joints, thickness, and clearance at grade all affect how it performs over time.
Check your contract first. Some builder agreements limit when and whether an independent inspector can access the site. It is worth confirming before you are under contract, and it is a reasonable thing to negotiate. A builder confident in their work generally has no issue with it.
Don't forget the eleventh month
Most builders provide a one-year warranty on workmanship. The single most valuable inspection on a new home is often the eleventh-month warranty inspection, done just before that warranty expires, when a full year of settling and seasonal cycling has revealed what the final walkthrough could not.
Service area
We inspect new construction throughout Lee, Collier, and Charlotte counties, including Cape Coral, Fort Myers, North Fort Myers, Naples, Bonita Springs, Estero, Lehigh Acres, Punta Gorda, and Marco Island. See our full service areas.
Common questions
Why do I need an inspection on a new home?
Municipal inspections verify minimum code compliance, not workmanship or finish quality. A house can pass every county inspection and still have installation problems that will cost you later.
What is a pre-drywall inspection?
An inspection once framing is complete but before drywall goes up, while framing, flashing, and all the rough-in work is still visible. It is usually the highest-value phase inspection, because problems found here are cheap to correct.
Can the builder refuse to let my inspector on site?
Some builder contracts restrict independent inspector access. Check your agreement before signing, and treat it as negotiable — a builder confident in their work usually has no objection.
Is a final walkthrough the same as an inspection?
No. A walkthrough with the builder covers cosmetic items and orientation. An independent final inspection covers the full scope of a home inspection, including systems and areas a walkthrough will not touch.
When should I schedule phase inspections?
As early as possible, because the windows are short. Pre-pour in particular closes the moment concrete is scheduled, so it needs to be arranged well in advance.
Building, or under contract on a new build?
Tell us where the build is up to and we will tell you what is worth inspecting next.
