New construction is supposed to feel like the “safe” purchase: everything is brand-new, permits were pulled, the city/county signed off, and the builder has a warranty. In real life, new homes still come with defects—sometimes small, sometimes expensive, sometimes hidden behind drywall until it’s your problem.
In 2026, the biggest mistake I see buyers (and realtors) make is treating a “new build” like it only needs one inspection at closing. If you want a truly useful inspection on new construction, the real win is hiring the right inspector early, scheduling the right phases, and using a clean paper trail so the builder can’t dodge responsibility.
I am the lead inspector for Kore Home Inspections in Florida, and this is the exact process I’d use if I were the buyer—or if you were my family member buying new construction.
Step 1: Make sure you’re hiring an actual licensed home inspector
Start with the boring part because it matters.
In Florida, home inspectors are licensed and regulated under Chapter 468, Part XV, Florida Statutes, with Standards of Practice in the Florida Administrative Code (Chapter 61-30).
What that means for you in 2026:
You can verify your inspector’s license status before you pay them.
There are minimum Standards of Practice for what a home inspection is supposed to include.
How to verify in about 60 seconds:
Use the Florida DBPR license search portal and confirm: license is active, name matches the person showing up, and there are no weird surprises.
If someone says “I’ve been in construction forever, I don’t need a license,” that’s not a flex. It’s a risk.
Step 2: Hire for new construction specifically
A great resale inspector can still be the wrong choice for a new build.
New construction requires an inspector who understands:
How defects show up differently in a home that hasn’t lived through a wet season yet
How to document issues so a builder can act on them quickly (and can’t hand-wave them away)
What’s “normal” settling vs. “not acceptable” installation or safety concerns
How to time phase inspections so you’re not paying for a report that’s too late to matter
If an inspector can’t clearly explain their new construction process in plain English, you’re about to fund their learning curve.
Step 3: In 2026, the right answer is usually a phase inspection plan
If you only remember one thing from this post, remember this: one inspection at the end is the least powerful way to inspect new construction.
A practical, buyer-friendly plan is typically:
Pre-drywall / framing phase (sometimes after the pour and framing rough-in)
Final inspection (when the home is complete)
11-month warranty inspection (before the builder warranty clock runs out)
Many inspectors and agreements describe the phase approach as three separate inspections with separate reporting, because each stage reveals different defect types.
Even if you don’t do all three, do not skip the pre-drywall phase if you have the chance. Once drywall goes up, the cost and friction to correct issues usually goes up with it.
Step 4: Ask for proof
In 2026, anyone can have a website. What you want is evidence of how they inspect and how they document.
Ask for:
A redacted sample report from a new construction inspection (not a resale)
A look at how they write the defect statement (clear, specific, and actionable)
Photos and supporting data where appropriate (moisture readings, thermal images where relevant, etc.)
A clear prioritization system (safety, major defects, minor/cosmetic)
At Kore Home Inspections, one of our differentiators is speed and clarity—same-day inspections and fast report delivery—because timing matters when you’re dealing with builders and deadlines.
But speed without clarity is useless. The report has to be builder-proof.
Step 5: Confirm they work inside Florida Standards of Practice and what is not included
Florida’s Standards of Practice focus on a visual inspection of readily accessible, installed systems and components, using normal operating controls.
Two important implications for new construction:
If it isn’t installed yet (or isn’t accessible yet), it may not be inspectable in the way buyers assume.
A good inspector won’t pretend to “code certify” everything—they’ll document observed defects, safety concerns, and performance issues in a defensible way.
You want someone who is confident about what they do—and equally clear about what they don’t do—so you don’t end up in a false sense of security.
Step 6: Use the right “yardstick” for workmanship arguments
Builders love vague language. Your job is to make issues measurable.
A common reference builders use for workmanship expectations is the NAHB Residential Construction Performance Guidelines, which are designed to set minimum acceptable levels and help resolve disputes during the warranty period.
You don’t have to become a guidelines expert. You just want an inspector who can:
Separate “cosmetic preference” from legitimate defects
Document issues with enough specificity that the builder can’t just say “that’s normal”
This is one reason new construction experience matters. The argument isn’t “I don’t like it.” The argument is “this is defective, unsafe, or performing incorrectly, and here’s the documentation.”
Two important implications for new construction:
If it isn’t installed yet (or isn’t accessible yet), it may not be inspectable in the way buyers assume.
A good inspector won’t pretend to “code certify” everything—they’ll document observed defects, safety concerns, and performance issues in a defensible way.
You want someone who is confident about what they do—and equally clear about what they don’t do—so you don’t end up in a false sense of security.
Step 7: Understand what’s changing in 2026
Two 2026 realities buyers should know:
Florida’s building code is on a transition timeline.
The 8th Edition (2023) Florida Building Code has an effective date of December 31, 2023.
The 9th Edition (2026) Florida Building Code update is on track with an effective date of December 31, 2026 (six months after publication per the workplan notes).
In plain terms: in 2026, you’ll see homes permitted under different code cycles depending on permit dates and local enforcement timing. A strong inspector knows how to ask the right “when was this permitted?” questions so they evaluate the home in context.
Homes are getting tighter and more system-dependent.
Even without getting overly technical, many 2026 builds involve more complex HVAC controls, ventilation strategies, and energy-related features than older homes. That means small installation errors can create comfort problems, moisture problems, or premature equipment wear.
This is another reason “new construction needs no inspection” is a myth.
Step 8: Use these 12 vetting questions
When you call an inspector, don’t ask “How much?” first. Ask this:
Are you currently licensed in Florida, and what’s your license number?
How many new construction phase inspections do you do in a typical month or quarter?
Do you recommend pre-drywall + final + 11-month? If not, why?
What’s your typical turnaround time for the report?
Do you provide a builder-friendly punch list format (clear items, locations, and photos)?
How do you handle re-inspections after repairs?
Will you walk the home with the buyer (or realtor) at the end and explain priorities?
Do you use moisture meters/thermal imaging when appropriate, and how do you document readings?
Can I see a sample new construction report (redacted)?
What’s excluded from your inspection that buyers often assume is included?
Are you insured (general liability and E&O)?
What’s the biggest defect you routinely find behind drywall that buyers never see at closing?
A good inspector answers these without getting defensive.
Step 9: Watch for these red flags
“The city passed it, so you don’t need an inspection.”
“We’ll just do the final—pre-drywall is unnecessary.”
No license number offered, or vague answers about credentials
They can’t provide a sample report
Their report style is basically “looks good” with no detail
They minimize everything as “normal” without documentation
New construction is exactly where you want someone comfortable being politely firm.
Step 10: How to get the most value from the inspection
This is where real outcomes happen.
For buyers:
Schedule the pre-drywall as early as the builder allows.
Get the report into the builder’s system in writing (email, portal, whatever they use).
Ask for a re-inspection when corrections are completed.
Calendar the 11-month warranty inspection the day you close.
For realtors:
Frame the inspection as quality control, not an attack.
Encourage the client to attend (or at least do a summary call).
Help keep communication clean and documented.
Keep the builder relationship professional: “We want the home delivered correctly the first time.”
Practical “case study” scenarios
I’m not going to invent client stories. Instead, these are real examples of the kinds of new-construction findings that routinely matter because of timing:
Example 1: This condo in Miami beach is a newly erected building with gorgeous views and amenities. However, the railing to their private balcony proved too large. Standard openings for railing should be no larger than 4″. This is the size of an infants head. This is a deadly mistake on the builder’s part. Thankfully we were able to point this out to the client.
Example 2: This new construction single-family home had something hidden away in the attic. There was mold all over the wood trusses. This is something the buyer, realtor, or builder would ever see on a walkthrough. Mold inspections are key to avoiding these hidden hazards.
Example 3: This home in homestead was still being worked on while we performed the inspection. Even though it was not a pre-drywall inspection, there were around 6 different workers on site patching stucco and cutting tiles. Needless to say, there was more that needed fixing. We found an active leak on this new home. The roof deck was wet which is a sign of moisture intrusion.
If you’re in South Florida and you want a simple standard
My baseline recommendation for a 2026 new build in Florida is:
Verify license
Choose an inspector who does new construction routinely
Schedule at least pre-drywall + final (and calendar the 11-month)
That approach keeps you out of the “it’s behind the wall now” trap, and it keeps the builder accountable while the leverage is still on your side.
Kore Home Inspections is based in South Florida, with service pages for Miami-Dade County, Broward County, and Palm Beach County, and we publish practical inspection education for buyers and realtors.
