New Construction Inspections: Price Phased Visits Around Builder Milestones

New construction inspections are most useful when they are scheduled around work that will soon be covered. A pre-drywall visit can document framing, wiring, plumbing, insulation, and penetrations before finishes hide them. A final inspection tests installed systems when utilities are on. A warranty visit catches settlement, operation, or finishing issues after occupancy. These visits answer different questions, so a single “new-home inspection” fee is hard to compare without the phase.

Use this milestone map when requesting proposals:

Visit	Evidence still visible	Deliverable to request	Cost question
Pre-drywall	Framing, rough mechanicals, insulation, air-sealing details, flashing where accessible	Photo report tied to rooms or plans	Does the fee include a return if the builder is not ready?
Final before closing	Installed systems, exterior, appliances, drainage, attic and crawlspace access	Defect list with safety and further-evaluation flags	Are utilities and builder orientation complete?
Warranty review	Operating defects, leaks, doors, finishes, HVAC performance observations	Punch list dated before warranty deadline	Is a separate return visit included?

HUD’s construction guidance illustrates why phase matters for federally insured new homes: it describes initial, framing, and final inspections as separate construction evidence in relevant FHA processes, and it distinguishes a complete, ready-for-occupancy property from one still under construction (HUD construction definitions). A private buyer’s inspection is still a separate consumer service. It does not replace the permit inspection, certificate of occupancy, builder’s quality-control process, or warranty terms.

The inspection agreement should name the construction stage, plans or specifications available, and the areas that cannot be inspected. ASHI’s Standard of Practice requires reporting inspected systems and systems present but not inspected, with reasons, while limiting the standard to readily accessible, visually observable components (ASHI Standard of Practice). In a new build, that means a closed wall is not evidence that work behind it was evaluated. Ask whether the inspector will review plans, manufacturer installation instructions, or builder change orders; those are often separate services.

The best comparison is a “visibility ledger.” For each requested item, mark visible now, visible only before close-in, document-only, or outside scope. For example, a rough plumbing line may be photographed before drywall, while a concealed connection may require builder records or a later symptom-driven specialist. A roof inspection can describe accessible roofing and flashing, yet a steep or weather-limited roof may require a different method. Record weather, incomplete utilities, stored materials, and locked rooms in the report.

Ask builders for their inspection schedule and warranty deadline before booking. Give the inspector the plans, selections, change orders, grading plan, and manufacturer documentation that affect the property. Request a report with dated photos, location references, severity or priority categories, and clear “further evaluation” language. A report that merely repeats the builder’s punch list may not add much value; a report that identifies what was inaccessible gives you a record for the next phase.

Do not turn a phased inspection into unsafe work. The buyer should not open energized panels, climb unfinished roofs, or disturb insulation. Leave destructive investigation, code determinations, and engineering questions to qualified professionals. If a report identifies a structural concern, obtain a structural engineer’s opinion; if it identifies a system defect, get the trade contractor’s written scope. Price the inspection visits separately from repairs, warranty administration, and any reinspection.