New Construction Inspection
in Lakewood Ranch.
An independent inspection of your brand-new home before closing, from $500.
A new construction inspection in Lakewood Ranch is an independent inspection of a newly built home before you close. It follows InterNACHI's Standards of Practice and looks for installation and workmanship problems the builder can still fix: roof, attic, drainage, plumbing, electrical, HVAC, windows, doors and finishes. High Tide's new construction inspections start at $500.
County and city building inspectors check a new home at set stages of construction to confirm it meets the minimum requirements of the Florida Building Code. That is an important job, but it is not an inspection done for you. A permit inspection is not designed to run every fixture, test every outlet, or judge the finish work you are paying for, and some items are installed or adjusted after the last permit inspection is signed off.
Builders move fast, and the final punch list is the first thing that slips. On a recent new-construction walk-through, we flagged flooring, interior doors and trim, and cabinetry for the buyer to have fixed before closing. Finding those items before you close means the builder fixes them while you still have the most leverage. Our final walkthrough checklist shows what to check yourself on the day.
You get a digital report with photos within 24 hours, typically the next morning. Bring it to your final walkthrough so nothing gets missed, then keep it. It is a dated record of the home's condition on day one, which helps if a problem shows up while the builder's warranty still applies.
What permit inspections cover, and what they don't
The Florida Building Code says its purpose is to set "the minimum requirements to provide a reasonable level of safety, public health and general welfare" (Florida Building Code, Chapter 1). The building department inspects permitted work at set stages, such as the foundation, framing, roofing, and the electrical, plumbing and mechanical rough-in, then does final inspections before issuing a certificate of occupancy.
The same chapter is clear about what that approval means: "Issuance of a certificate of occupancy shall not be construed as an approval of a violation" of the code. A certificate of occupancy is a permit milestone. It is not a quality check done on your behalf, and it does not mean every fixture works. Our article on certificate of occupancy vs. home inspection goes through the difference step by step.
What we check on a finished new home
We inspect to the InterNACHI Standards of Practice, on the finished house with the utilities on. That includes:
- Roof and attic: the visible roof covering, flashing and penetrations, attic insulation and ventilation, and whether bath and kitchen exhaust ducts actually reach the outside.
- Water: running every faucet and fixture, flushing toilets, checking drains, and looking for active leaks under sinks and around the water heater.
- Electrical: testing GFCI outlets and breakers, checking receptacles for power and polarity, and noting missing cover plates.
- Heating and cooling: operating the system with its normal controls.
- Doors, windows and the garage door: a representative number of doors and windows, plus the garage door's safety reversal.
- Grading and drainage: whether the ground slopes water away from the foundation. The residential code calls for the grade to fall at least 6 inches within the first 10 feet (Florida Building Code, Residential, R401.3).
We also note visible finish problems, like the flooring, door and trim, and cabinetry items flagged on a recent walk-through. For a longer list, see new construction defects inspectors look for.
Transparent.
No quote forms.
Add-ons are done on the same visit, so you only schedule one appointment.
New Construction Inspection All sizes | from $500 |
Wind Mitigation Inspection Added to the same visit | $175 |
Full thermal imaging (infrared) scan Added to the same visit | $250 |
Common
questions.
- Why inspect a brand-new home if the county already inspected it?
- Permit inspections confirm the home meets minimum code at specific stages of construction. A new construction inspection is done for you, the buyer, on the finished home. We check how things were installed and whether they work, including the finish details a code inspection is not designed to judge.
- When should I schedule a new construction inspection?
- Once the home is finished and the utilities are on, and before your final walkthrough with the builder. That leaves time for the builder to fix what we find before closing. Check your purchase agreement first, since it may say when and how outside inspectors can visit.
- How much does a new construction inspection cost?
- New construction inspections start at $500. You can add a Wind Mitigation Inspection for $175 or a full thermal imaging scan for $250 on the same visit.
- Does a new home need a wind mitigation inspection?
- Florida insurers use the OIR-B1-1802 wind mitigation form to verify the hurricane-resistant features that qualify for premium discounts. Many buyers of new homes get one so those features are on record from the start. Ask your insurance agent whether they need one. We can add it to your inspection for $175.
- What will I get after the inspection?
- A digital report with photos, delivered within 24 hours, typically the next morning. It works on your phone and desktop, and your agent can use the built-in Repair Request Builder to turn findings into a clear list for the builder.
From the High Tide blog
- New Construction Homes in Lakewood Ranch: When to Inspect
- Florida New Home Builder Warranty: Deadlines and Chapter 558
- New Construction Final Walkthrough Checklist for Florida Buyers
- New Construction Defects: What Inspectors Look For in Florida Homes
- Certificate of Occupancy vs. Home Inspection in Florida
You might also need
Home Inspection
Full-system inspection with 24-hour digital report, from $450.
Wind Mitigation Inspection
Documents your home's hurricane-resistant features on the state form insurers use for wind discounts.
Infrared Inspection
Thermal imaging that finds hidden moisture, electrical hot spots, and missing insulation.
Ready to schedule your new construction inspection?
Book online in under a minute. Your report arrives by the next morning. Call or text Joanna directly at 941-779-4822.