Top Questions to Ask Your Home Inspector During a New Construction Inspection

Not asking certain questions can result in financial and emotional pain shortly after closing on your new home. Buying a brand-new home was a super exciting journey for my wife and I. I knew I would soon have a toilet that no one else had ever used! Can I get an amen?! No previous owners, no weird wallpaper choices and that fresh paint smell! I can’t help smiling at the thought. However (buzz kill coming), just because it was new didn’t mean my perfectly new house was going to actually be perfect. Houses are still built by humans. Sorry to let you down. Even new construction can, and will have hidden issues, which is why hiring a qualified home inspector is essential. And when you do, asking the right questions can make all the difference.

Why It’s Important to Ask Questions

A new construction home goes through multiple hands before you get the keys—framers, electricians, plumbers, and HVAC specialists. Mistakes can, and will happen. Your faithful home inspector serves as your last line of defense before closing and eventual move-in day. They make sure your new house is not just shiny but structurally sound and safe. Asking smart questions will help you understand what’s really going on with your new home and what to address before closing.

Key Questions About Structural Integrity

1. What type of foundation does it have and how does it look? Seeing the house and being able to cite the proper terminology provides that psychological safety. Even new homes can, and will have cracks. House settlement is not normal. Shrinkage is normal. There’s a big difference.
2. What different materials make up the walls? Misaligned walls, poor nailing, or even missing structural supports can cause big headaches down the road. Especially if you are in a high wind area. 
3. Do you see any roofing concerns? – Improperly installed shingles, missing flashing or poor drainage can lead to leaks. Yes, even in your brand-new house. What type of maintenance is required to keep it from leaking and extend it’s performance? Good question, I know.

Questions About Electrical and Plumbing Systems

1. Do the breakers match the wiring size? An improperly sized breaker can cause overheating and improper protection or nuisance tripping.
2. Where do I reset the GFCI receptacles? These receptacles will trip and you need to know where the reset is.
3. Have you found any drainage concerns and do you use a sewer scope? Belly’s can occur when heavy machinery drives over them. This leads to debris accumulation inside the pipes and sewage back up.

What to Ask About Energy Efficiency

1. Are there any insulation or air-sealing issues? From experience, the insulation level is often under-installed. Proper insulation helps keep energy bills low and your home comfortable.
2. Is the HVAC system sized consistently with the prints? An improperly sized system can lead to inefficiency and higher utility costs.
3. Are there any ventilation concerns? Poor attic or crawlspace ventilation can lead to mold and moisture problems.

Clarifying the Inspection Report Findings

1. What are the most serious issues you found? Not all problems require immediate action. Inspectors often have specialized knowledge and can recommend upgrades to a currently compliant product or system.
2. Which concerns should I ask the builder to fix before closing? Some repairs should be the builder’s responsibility, some aren’t worth the animosity a small issue might create.
3. Can you explain the difference between builder warranties and manufacturer warranties? Builders may have to turn over a product warranty issue by law.
4. Can you explain the report in layman’s terms? Inspection reports can be full of technical jargon. A good inspector will help translate.

Rare and Overlooked Questions

If you have shear walls, are the proper fasteners installed with the proper spacing?

Shear walls are specifically designed to handle high winds and provide rigidity and are specifically engineered.

1. How do I maintain the water heater? – Yes, the water heater requires maintenance, some more than others.
2. Is airflow consistent with the prints? – Airflow is very rarely checked with a hood/anemometer to verify proper airflow which results in those “this room is always hot” scenarios.
3. Do all fuel-fired appliances exhaust correctly and do the carbon monoxide detectors function? Improperly vented exhaust can literally mean life or death. 
4. Did the builder properly grade the lot for drainage? – Poor grading can lead to water pooling around your foundation, a big no-no. Capillary action is real.
5. Is there any debris hidden in crawl spaces or attic areas? – You’d be surprised at how often scrap materials, fast food bags and beer cans are left behind.

Setting the Foundation for a Worry-Free Move-In

A new home should be move-in ready, but “new” doesn’t always mean “perfect.” Asking your home inspector these critical questions ensures you catch issues early and hold the builder reasonably accountable. A thorough inspection (and the right questions) will set you up for success in your brand-new home.