What should you inspect before closing on new construction in Palm Beach County?

Before closing on new construction in Palm Beach County, hire your own licensed home inspector for at least two visits: a pre-drywall inspection while the framing, wiring and plumbing are still visible, and a final inspection before your walkthrough. Use the walkthrough to mark every flaw with blue tape and get a written punch list, confirm the certificate of occupancy has been issued, and schedule a warranty inspection about 11 months after closing, before your first-year coverage runs out.

Buyers often tell me, "It's brand new, and the county inspected it. Why would I pay for an inspection?" The county inspector checks for code compliance. Your inspector works for you and looks at quality, finish and the things you will live with every day. Those are different jobs.

Why isn't the city or county inspection enough?

Building department inspections confirm that work meets the Florida Building Code at specific stages. They are not a full quality review, and the inspector is not checking whether the grout lines are even, whether the doors close cleanly or whether the AC is balanced from room to room. An independent inspector reports to you, takes photos and gives you something in writing to hand the builder.

Check your builder contract first. Many builders allow independent inspections but require you to schedule them through the builder, use a licensed and insured inspector, and stay out of active work areas.

What should a pre-drywall inspection look for?

This is the most valuable inspection on a new home, because once the walls close, these things are hidden for good. Schedule it after the rough-in work and insulation are in, before drywall goes up.

• Framing and structure: damaged or missing members, connectors and straps, and roof truss installation.
• Wind resistance: hurricane straps and fasteners, window and door openings, and roof deck attachment.
• Plumbing rough-in: supply and drain lines, protection plates where pipes pass through framing.
• Electrical rough-in: wiring, boxes, and whether the outlets and fixtures you paid for at the design studio are actually there.
• HVAC: duct routing, connections and supports.
• Water intrusion points: flashing around windows and doors, and the roof penetrations.

What I tell clients: bring your design studio selections sheet to this visit. It is the last easy chance to confirm the extra outlet, the TV blocking or the pendant box is where you asked for it.

What should the final inspection cover?

Schedule your final inspection after the home is complete and before your walkthrough with the builder's construction manager, so you walk in with a list.

• Roof, gutters and exterior finishes, stucco cracks and paint
• Grading and drainage away from the foundation
• Windows, sliders and doors: operation, seals and hurricane protection
• Every outlet, switch, fixture and GFCI; the electrical panel
• Water heater, plumbing fixtures, water pressure and leaks under sinks
• AC operation and airflow in every room
• Appliances installed and working
• Flooring, tile, cabinets, countertops and trim
• Attic insulation and ventilation

How does a blue-tape walkthrough and punch list work?

At the builder's walkthrough, you and your agent walk every room with the construction manager and mark each item with a small piece of blue painter's tape: a scuff, a chip in the counter, a door that sticks, a missing piece of trim. Each one goes on a written punch list that both sides sign.

• Bring your inspector's report and add anything they found.
• Take photos of each tape mark.
• Ask which items will be fixed before closing and which after, and get a date for the "after" list.
• Walk it again before closing to confirm the work was done.

What is a certificate of occupancy, and why confirm it?

The certificate of occupancy (CO) is issued by the local building department, such as the City of Palm Beach Gardens or Palm Beach County, when the home has passed its final inspections and is approved to be lived in. Lenders and title companies generally will not close a new home without it. Ask the builder for a copy, or ask your title company to confirm it, before your closing date.

What does the builder warranty cover, and when is the 11-month walk?

Since July 1, 2025, Florida law requires builders of new single-family homes (and duplexes, triplexes and quadruplexes) to provide at least a one-year warranty against defects that cause a material violation of the Florida Building Code. It starts at closing or first occupancy, whichever comes first, and transfers if the home is sold in that first year. Many builders offer longer coverage for systems and structure, so read your builder's warranty booklet for what applies to your home.

The step most owners miss is the 11-month warranty inspection. Around month 11, before the first year ends, have your inspector come back. Concrete and stucco settle, caulk shrinks, and doors shift after a full summer. Send the builder one written list before the deadline, with photos.

Keep a simple log during that first year: date, issue, photo and the date you reported it.

How does a construction background help during inspections?

This is where I lean on my husband. Steve Treu, our Broker, has a construction engineering degree from Purdue and spent 17 years managing commercial construction projects before he joined me in real estate. When he walks a frame inspection with a client, he knows what a construction manager means, which questions to ask and how to raise an issue so it gets fixed instead of argued about. He does not replace your licensed inspector, but he helps you understand what the inspector found and what to push for.

If you are buying there, my page on mistakes to avoid buying new construction at Avenir is worth reading, along with why a buyer's agent matters for Avenir new construction.

When should each inspection happen?

• Before you sign: read the contract's inspection and warranty sections. My guide to how buying new construction works covers the contract.
• After rough-ins, before drywall: pre-drywall inspection.
• Home complete: final inspection, then the blue-tape walkthrough.
• Before closing: re-walk the punch list and confirm the CO.
• About month 11: warranty inspection and written claim.

Resale inspections such as a wind mitigation inspection still matter on new construction, because your insurer may give credits for the home's wind-resistant features.

If you are building now or about to sign with a builder, Steve and I are glad to help you plan your inspections. Book a buyer consultation or call 561-352-3056.

Frequently Asked Questions

Do I need a home inspection on a brand-new home in Florida?

Yes. The building department checks code compliance, but an independent inspector works for you and checks quality and finish. Most buyers do at least a pre-drywall and a final inspection.

What is a pre-drywall inspection?

It is an inspection after framing, wiring, plumbing and ductwork are installed but before the walls are closed. It is the only chance to see those systems without opening walls.

What is a blue-tape walkthrough?

It is the walkthrough with the builder before closing where each flaw is marked with blue painter's tape and added to a signed punch list for the builder to fix.

How long is a new home warranty in Florida?

Since July 1, 2025, Florida law requires at least a one-year builder warranty on new single-family homes against defects that materially violate the building code. Many builders offer longer coverage on systems and structure.

What is the 11-month warranty walk?

It is a re-inspection around month 11 after closing so you can report defects in writing before the first-year warranty period ends.

Published: June 5, 2026 | Updated: October 16, 2026