New Construction Inspection Checklist in Florida: Pre-Drywall, Final Walkthrough, 11-Month and 10-Year Warranties

A new construction inspection checklist helps you catch problems while the builder still has time and reason to fix them. Many buyers skip an inspection on a new home because the city already inspected it. But city inspectors check for code minimums, and they work for the public, not for you. This guide walks through each phase, from the slab to pre-drywall, the final walkthrough, the 11-month check and the long tail of the structural warranty. It also explains Florida's defect notice rules and the deadlines that limit your claims.

Key takeaways

• Plan for independent inspections at pre-drywall, before the final walkthrough and about 11 months after closing.
• Many builders use a "1-2-10" structure: one year for workmanship, two years for systems such as piping and wiring, and ten years for major structural parts.
• Florida's Chapter 558 requires written notice of a construction defect at least 60 days before you can sue. The builder then gets a chance to inspect and respond.
• Florida generally allows 4 years to file a construction defect claim, with an outside limit of 7 years from the certificate of occupancy or a similar date.
• Write down every issue, with photos and dates, and send warranty claims in writing before each deadline.

Why you need a new construction inspection checklist

The local building department inspects new homes at set stages. Those inspections confirm the work meets code. However, code is a minimum standard, and an inspector may spend only a short time at each home. So small defects, missing insulation or poor finish work can slip through.

An independent inspector works for you. They can spend hours at the house and write down every issue in a report you can hand to the builder. As a result, you get a clear list of repairs before closing, while the builder's crews are still on site.

Ask your builder early whether outside inspectors may visit during construction. Some builders limit access or require notice. If the contract says nothing, ask for the rules in writing.

Before you sign: read the contract and warranty

Your checklist starts before the slab is poured. Read the purchase contract and the builder's warranty booklet closely. Look for these items.

• Whether you may hire your own inspector, and at which stages.
• How and where to send warranty requests, and in what form.
• What the warranty covers in each year, and what it leaves out.
• Whether the warranty is backed by a third party, such as an insurer.
• Any limits on your rights, such as arbitration clauses.

Florida law also requires written contracts for improvements to real property to include a notice that construction defect claims are subject to Chapter 558. You will likely see that notice in capital letters near the end of your contract. If any of the terms worry you, have a Florida real estate attorney review the contract before you sign.

Phase 1: the foundation and framing new construction inspection checklist

Some buyers start with a check after the slab and framing go up. This early look can catch problems that would be costly to fix later.

• Slab: cracks, low spots and proper drainage away from the house.
• Framing: straight walls, proper connections and no damaged lumber.
• Roof structure: trusses, sheathing and the straps and ties that resist wind.
• Windows and doors: correct framing and flashing around each opening.

Wind resistance matters a lot in Florida. Ask your inspector to look closely at roof-to-wall connections, since those help hold the roof down in a storm.

Phase 2: the pre-drywall new construction inspection checklist

The pre-drywall inspection is often the most useful one. Once the walls close, the wiring, plumbing and framing disappear behind drywall. So this is your last easy look inside the walls.

• Electrical: wiring runs, boxes and panel location.
• Plumbing: supply and drain lines, with no kinks, leaks or damage.
• HVAC: duct runs, connections and sealing.
• Framing: any changes since the earlier check, plus fire blocking.
• Insulation: placement and coverage in walls and attic areas.
• Water: signs of leaks or water damage on framing or sheathing.

Timing is tight. Drywall can go up within days, so ask the builder to tell you when the house is ready. Then book your inspector right away.

Phase 3: the final walkthrough new construction inspection checklist

Before closing, the builder will usually hold a walkthrough, sometimes called a blue tape walk or orientation. Have your own inspector check the home a few days before that. Then bring the report to the walkthrough.

• Doors and windows open, close and lock smoothly.
• Every outlet, switch and light works, and GFCI outlets trip and reset.
• Faucets, toilets and drains work without leaks.
• The air conditioning cools well, and the filter is clean.
• Appliances run, and the water heater works.
• Paint, trim, flooring, tile and counters have no damage.
• Grading slopes away from the house, and gutters or drains work.
• The roof shows no missing or damaged pieces.

Write every item on a punch list and get the builder's sign-off. Ask for a date by which each item will be fixed. Our guide to the final walkthrough before closing covers what to do if work is still open on closing day.

Phase 4: the 11-month new construction inspection checklist

Many workmanship warranties end after one year. So book an inspection at about 11 months, while you still have time to send a claim. After a year of Florida heat, rain and use, new problems often appear.

• Drywall cracks and nail pops as the house settles.
• Doors that stick or no longer latch.
• Grout and caulk gaps in showers and around tubs.
• Leaks at windows, doors or the roof after storms.
• Low spots in the yard where water pools.
• Air conditioning that struggles in summer.

Send the report to the builder in writing, following the warranty booklet's steps. Keep a copy, and note the date you sent it.

How builder warranties work

Builders write their own warranties, so read yours closely. Still, many follow a common "1-2-10" pattern. The 2-10 Home Buyers Warranty company describes it as one year for workmanship, two years for systems and ten years for structural defects.

Workmanship covers items such as drywall, trim, paint, tile and cabinets. The systems portion usually covers what runs behind the walls, such as supply and drain piping, ductwork and wiring. Appliances and equipment such as the water heater and AC units usually fall under the maker's own warranty instead. The structural portion covers major load-bearing parts such as the foundation, beams and roof framing.

Because each warranty sets its own rules, mark every deadline on your calendar the day you close. A claim sent one day late may be denied.

Florida's defect notice process under Chapter 558

If the builder will not fix a defect, Florida law sets a process you must follow before you file a lawsuit. Under section 558.004 of the Florida Statutes, you must serve written notice of the claim at least 60 days before filing suit. For an association with more than 20 parcels, the notice period is 120 days.

The notice must describe each defect in reasonable detail and say where it is. It should also describe any damage the defect caused, if known. The notice must be based on at least a visual inspection.

After service, the builder has 30 days to inspect the property. Then it has 45 days from service to respond in writing. The response may offer to repair, offer money, dispute the claim or deny it. Because these steps carry legal weight, talk to a Florida construction attorney before you send a notice.

Deadlines that limit your claims

Florida also limits how long you have to sue. Under section 95.11 of the Florida Statutes, a claim based on the design, planning or construction of real property generally must be filed within 4 years. The clock usually starts on the date a certificate of occupancy or a similar document is issued. For hidden defects, it may start when the defect was found or should have been found.

There is also an outer limit, called a statute of repose. No matter when you find the defect, the law sets a 7-year cap that runs from the certificate of occupancy or a similar date. So a 10-year structural warranty may outlast your right to sue under state law. Read your warranty to see how it handles claims in those later years.

In addition, a 2012 Florida law limits implied warranty claims for "offsite improvements," such as roads and drainage outside the home's lot. Check with an attorney if a problem involves shared community features.

Using a new construction inspection checklist in Palm Beach County and Port St. Lucie

New homes are a big part of the market in places such as Westlake in western Palm Beach County and Port St. Lucie in St. Lucie County. Each builder has its own contract, warranty and inspection policy. So compare those terms along with price when you choose a community. Our Westlake page and Port St. Lucie page describe both areas.

For the bigger picture, read our guide to the new construction home buying process. It covers contracts, deposits, upgrades and timelines.

Frequently asked questions

Do I need a new construction inspection checklist if the city inspects the home?

It is wise. City inspections check code minimums, while your own inspector works for you and can spend hours finding issues the builder should fix before closing.

When should I schedule the pre-drywall inspection?

Right after the wiring, plumbing and ducts are in, but before insulation and drywall cover them. Ask the builder to alert you, since that window can be short.

What is an 11-month warranty inspection?

It is an inspection about 11 months after closing, timed to catch problems before a one-year workmanship warranty ends.

How long do I have to file a construction defect claim in Florida?

Generally 4 years from the certificate of occupancy or a similar date, with a 7-year outer limit. You must also send a Chapter 558 notice at least 60 days before suing.

Does a builder warranty cover appliances?

Usually not. Appliances and equipment such as AC units and water heaters often fall under the maker's own warranty. Check your warranty booklet for details.

Sources

• Florida Statutes, section 558.004 (notice and opportunity to repair)
• Florida Statutes, section 558.005 (contract notice)
• Florida Statutes, section 95.11 (limitations and repose)
• Florida Statutes, section 553.835 (implied warranties)
• 2-10 Home Buyers Warranty, What a standard builder's warranty covers

Selling a resale home near new construction? Buyers compare your home with the builder's model, so start with a free home valuation and a plan to stand out. Buying instead? Get a new construction vs. resale comparison from a Pure Equity agent before you sign a builder contract.