"It passed county inspection" isn't the same thing
The county building inspector confirms the home meets minimum code. That's it. Code is a floor, not a standard of quality, and a county inspector is moving through dozens of houses on a schedule. They aren't checking whether your HVAC is ran right, whether the shower pan was flashed properly, or whether someone put a nail through a electrical line.
New homes in this market are going up fast, with subcontractor crews rotating between sites and framing exposed to Florida rain for weeks. Defects on new construction are normal. What's not normal is finding them after the warranty has closed.
The advantage you have — and it's a real one — is that on a new build, somebody else is contractually obligated to fix what's found. That obligation has an expiration date. This page is about using it before it runs out.
New Construction Inspections in
Jacksonville & North East FL
Your builder's inspector works for your builder, I work for you
Three chances to catch problems while someone else is still obligated to fix them. Most buyers use none of them.
Pre-drywall, final walkthrough, and 11-month warranty inspections — independent, on your side, from an inspector with eight years in construction and renovations before getting licensed. Book all three together at a discount.
I'm on your side of the table
I've been on the construction side. Nearly eight years in construction, renovations and property management before I was licensed. I know what a framing crew does when they're behind schedule, and I know the difference between a cosmetic complaint and a real defect — which means the list I hand your builder is one they'll take seriously.
I'll come to the builder meeting. If you want me at the walkthrough, I'll be there to explain findings directly, answer questions, and hold the line when something gets waved off as "normal settling." You shouldn't have to argue technical points with a site super on your own.
One inspector, every visit. The person who inspected your framing is the person standing in your kitchen eleven months later, and he remembers the house.
"It passed county inspection" isn't the same thing
What it costs
Pre-Drywall Inspection — from $250
Final Walkthrough Inspection — from $350
11-Month Warranty Inspection — from $350
*Based on square footage
All three, booked together
Roughly 15% off booking them separately. Book once, and I'll track the timing with you so nothing gets missed. You don't have to remember to call me in eleven months. I'll call you.
Three Windows to Catch Issues
Service Area
1. Pre Drywall Inspection
Timing: after framing, plumbing, electrical, and HVAC rough-in — before insulation and drywall
This is the only time anyone will ever see the bones of your house. Once the drywall goes up, the framing, wiring, plumbing runs, and duct work disappear for the life of the home.
I'm looking at structural framing, fastening, notched or drilled joists and studs, plumbing supply and drain runs, electrical rough-in, duct layout and support, window and door flashing, and moisture or standing water in the framing.
The window here is short — often just a few days between rough-in passing and the drywall crew arriving. Call me as soon as your builder gives you a date and I can typically be out within two to three days.
Timing: before your builder walkthrough, or before closing
2. Final Walkthrough Inspection
Your builder will hand you a punch list. That list was written by the people who built the house.
A full inspection at this stage covers everything a standard home inspection does — roof, electrical, plumbing, HVAC, appliances, windows, doors, grading, and drainage — plus thermal imaging at no extra charge, which regularly turns up missing insulation and duct leakage in brand-new homes.
You walk into the builder meeting with a documented, photographed list instead of a vague sense that something feels off.
3. 11-Month Warranty Inspection
Timing: month 10 or 11 of your first year - do not wait!
Most builder warranties cover workmanship and materials for one year. After that date, everything is yours.A first Florida summer settles the slab, moves the framing, and shows you what the HVAC actually does under load. Nail pops, drywall cracks, sticking doors, grading and drainage problems, and roof and flashing issues all surface in year one — and almost all of them are still the builder's responsibility if you report them in time.
Schedule at month ten. That leaves room to get the report, submit the claim, and have the builder respond before the deadline. Buyers who wait until month twelve routinely miss it by a week.
What it costs
Pre-Drywall Inspection — from $250
Final Walkthrough Inspection — from $350
11-Month Warranty Inspection — from $350
*Based on square footage
Three Windows to Catch Issues
Each one gets documented with photos, condition notes, and age where it can be determined.
FAQ
It's your house and your purchase contract. Builders can set reasonable conditions — scheduling, site safety, signing a waiver — but flatly refusing an independent inspection is worth asking your agent and your attorney about. In practice, most builders in this market accommodate it. The ones who resist hardest are usually the reason you wanted one.
Good builders don't mind. They'd rather fix a flashing detail now than a water intrusion claim in three years, and a specific documented list is easier for them to work from than a homeowner who's unhappy but can't say why. I'm not there to fight anyone — I'm there to be accurate.
Ask your builder when rough-in inspections are complete and when drywall is scheduled. Call me the moment you have those dates. Two to three days' notice is usually enough.
That's exactly when it's worth it. The point is to find what you can't see before the obligation to fix it expires. Things that look fine to a homeowner — improper grading, duct leakage, flashing gaps, moisture intrusion — are things a builder will still fix for free at month eleven and charge you thousands for at month thirteen.
Still can be worth inspecting. Many builder warranties run longer for major systems and structural components, commonly two years for systems and up to ten for structural. Knowing what you have is useful regardless.
Yes. After the inspection you'll get a clear report of what was found, and a ready to send list to the builder so they can take care of the issues right away - before the drywall is put up, the house is sold, or the warranty expires.
Florida Home Inspector License #18133, InterNACHI Certified Professional Inspector, fully insured for general liability as well as errors/omissions.
Pricing
What it costs: $125 for most single-family homes
Service Area
Where I work:
Duval, St. Johns, Clay, Nassau, and Flagler counties. Jacksonville, Jacksonville Beach, Ponte Vedra, St. Augustine, Orange Park, Fernandina Beach, Palm Coast, and everywhere between!