Key takeaways
- One of the most common mistakes spec home buyers make is assuming that because a home is new, it was built correctly. Agents recommend hiring a professional home inspector, since builders often try to work quickly and mistakes are inevitable.
- Buyers tend to get distracted by countertops, flooring and appliances while overlooking problems like poor drainage, grading issues, heating, ventilation and air-conditioning deficiencies, bad caulking and rushed workmanship. Cosmetic items like paint and light fixtures are easy to change, but structural and mechanical problems are not.
- Document every defect and resolve major issues before closing. Buyers should photograph and log each problem on a punch list, share it in writing with the builder and their agent, and insist that non-working appliances, plumbing or electrical issues and safety hazards are fixed before they take ownership — not after.
One of the most common mistakes spec homebuyers make is assuming that because a house is new, it was built correctly, real estate professionals told Homes.com News. Getting a home inspection prior to moving in can save consumers money and stress, they said.
"The best of builders are still in a for-profit business," said Michael Perna, a broker at eXp Realty in Novi, Michigan. "This means they move as fast as possible, and that means mistakes can and will be made. Post-construction inspections and checklists are critical to finding small problems and fixing them before they become big ones that cost thousands.”
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Checking the exterior
Outside the home, drainage is one of the biggest things buyers overlook, said Lisa Patterson, an agent at Daniel Ravenel Sotheby's International Realty in Charleston, South Carolina. Look for how the lot is graded — whether water is moving away from the house, she said. Check where downspouts discharge, and whether there are low areas where water might collect, she said.
Water isn't the only exterior issue, Patterson said. Look closely at exterior paint, siding, flashing, rooflines, porches, decks and driveways, she said. Also check the foundation for settlement cracks, unfinished details or materials that look like they were installed too quickly, she added.
Checking the interior
Look beyond the "pretty finishes" and pay attention to the fit and finish of little details, said Patterson. These include:
- Drywall seams that don't match
- Trim work that looks shoddy
- Poor paint quality (scuffs, chips)
- Crooked cabinet alignment
- Flooring transitions
- Grout lines that aren't straight or filled in
- Windows that don't open and close
- Doors and drawers that don't open and close
"Small things can tell you a lot," said Patterson. "If trim is poorly finished, cabinets are uneven or caulk is already pulling away, that may be a sign the work was rushed." Test what you can during a walk-through, Patterson said:
- Turn on faucets
- Flush toilets
- Run the garbage disposal
- Check water pressure
- Open windows
- Test light switches
- Look under sinks
- Pay attention to whether rooms feel properly heated or cooled
A home can be brand new and still have plumbing, electrical, HVAC, drainage or installation issues, Patterson added.
Pro tip: Look for bugs, because exterminators stay busy in newer developments, said Jon Brooks, founder of Momentum Realty in Jacksonville, Florida. "Construction activity, disturbed soil, standing water and drainage issues can create ideal conditions for insects and pests if moisture is not managed properly," he said.
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Record evidence of defects
It's also important for buyers to pay close attention to details in the home when doing their blue-tape walk-through.
Document every defect with a photo, a written description and its location in the home. Add each item to the punch list and share the full list with your agent and the builder's representative in writing.
Another common mistake homebuyers make when walking a spec home with a builder is to let major repairs slide until after closing, said Christina Rordam, an agent with Florida Realty Investments in Orlando, Florida.
“If there is a non-working appliance, missing appliance, not-functional window or door, major electrical or plumbing issue, the builder really needs to get that resolved before you close and move in,” she said. “Not only will it be a pain in the rear to deal with contractors traipsing in and out of your home, but it could also be a safety issue. You always want to get anything that could be hazardous fixed prior to you taking ownership of it from the builder.”
Frequently asked questions
Can you schedule more than one walk-through before closing?
Yes, in most cases. Many builders allow an initial blue-tape walk-through followed by a second visit to verify that punch-list repairs were completed. Some buyers also schedule the independent home inspection as a separate appointment on a different day. If your punch list was long or included items that required structural or systems-level work, requesting a follow-up walk-through before signing is reasonable and common. Put the request in writing and confirm the date with your agent and the builder's representative.
Should I keep checking for flaws after a final walk-through?
Yes. Most builder warranties cover workmanship and materials for one year after closing. Scheduling an 11-month walk-through gives you time to identify problems that develop after move-in and file claims before the deadline. Also, seasonal changes often reveal issues that were not visible on closing day.
What happens if the builder refuses to fix a warranty claim?
Start by reviewing your warranty documentation to confirm the item is covered and that you filed within the stated coverage period. If the builder does not respond or denies a valid claim, send a written follow-up and keep copies of all correspondence. Most builder warranties include a mediation or arbitration clause for unresolved disputes.
In some states, buyers can also file complaints with the state contractor licensing board or the attorney general's consumer protection office. Your warranty documentation and the builder's customer service department are the starting points for resolving most claims.