PENSACOLA & THE FLORIDA PANHANDLE · INTEGRITY. PRECISION. ACCOUNTABILITY.
SP precision monogramSHEPHERD PRECISIONHOME INSPECTION
New home inspection · Pensacola & the Panhandle

It is brand new.
The questions still matter.

You chose the floor plan. Watched the progress. Imagined moving day. But a new home brings its own uncertainty: who is looking closely at the work before it becomes your responsibility?

Plan a new-home inspection
Coastal-style home with white siding, covered porches and a pool
Built by people. Worth a second look.

Fresh finishes
are not the full story.

Construction brings together different trades, changing schedules, and hundreds of details. Work can be incomplete, components can be damaged, and installation issues can go unnoticed.

An independent inspection gives you another perspective at the stages when that perspective can help most. It complements the building process without replacing required municipal inspections, the builder’s responsibilities, or specialist evaluations.

The right questions at the right stage

Before the walls close.
Before you close. After you settle in.

01
Pre-drywall / open-stud inspection

Look while the work
is still visible.

Once drywall is installed, much of the rough-in work is concealed. Coordinate access with your builder after the relevant framing and mechanical, electrical, and plumbing rough-ins are ready, before insulation and wall coverings conceal them.

  • Visible framing conditions, connections, and penetrations.
  • Accessible plumbing, electrical, and HVAC rough-ins.
  • Visible moisture-management details at accessible openings and exterior components.
  • Documented observations to discuss with your builder before the next stage.

The exact timing depends on construction progress and builder access. This is a visual inspection, not engineering design review or code certification.

02
Completed-home / pre-closing inspection

The home is finished.
Look past the finish.

Sometimes called a final or closed-wall inspection, this visit evaluates accessible systems and components when the home is substantially complete and utilities are available for normal operation.

  • Roofing, exterior, drainage, and visible structural conditions.
  • Electrical, plumbing, heating, and cooling systems within scope.
  • Accessible interior components, doors, windows, and visible moisture concerns.
  • Observed incomplete work and deficiencies to raise before closing.

Schedule with enough time to review findings and discuss next steps before your contractual deadlines. Finished walls limit what can be seen.

03
First-year / 11-month warranty inspection

You have lived in it.
Now take another look.

Everyday use can reveal concerns that were not apparent on closing day. An inspection before your first-year warranty deadline helps document observable conditions for a timely conversation with your builder.

  • Review visible moisture indicators, cracking, and changes you have noticed.
  • Evaluate accessible systems and components after a period of use.
  • Create a documented list of observed concerns for your builder.
  • Leave time to follow the warranty’s notice and claim procedures.

The 11th month is a planning point, not a universal deadline. Check the actual warranty start date and notice requirements. An inspection does not determine coverage or guarantee a builder repair.

What about a seven-year warranty?

Longer protection depends on the documents.

Some builders or warranty providers offer longer structural coverage. The duration, covered components, exclusions, and notice requirements depend on your written warranty. There is no blanket seven-year builder warranty for every Florida home.

Florida law provides a limited one-year builder warranty for qualifying newly constructed homes under section 553.837. Separately, section 95.11 sets time limits on construction-related legal actions, including a seven-year outer deadline in specified circumstances. That deadline is not a repair warranty.

Have a concern now? Do not wait for a calendar milestone. Check your warranty, notify the appropriate party promptly, and seek specialist or legal guidance where needed. We document observed conditions; we do not determine legal deadlines or warranty eligibility.

Further reading: InterNACHI pre-drywall scopeFlorida builder warranty, §553.837Florida construction claim time limits, §95.11
Give the inspection room to help.

The schedule is part
of the strategy.

Tell us your builder’s rough-in and drywall dates, estimated completion, closing date, or warranty deadline. We will discuss the stage, access, and scope before confirming an appointment.

A pre-drywall visit cannot be recreated once the walls are closed. A warranty inspection is most useful when you still have time to review the report and follow the claim process.

New-home questions, answered

A little clarity
at every stage.

When should I book a pre-drywall inspection?

Contact us before your builder closes the walls. Coordinate the visit after the relevant framing and rough-in work is ready and before insulation or wall coverings conceal it. Builder permission and site access must be confirmed.

Does a municipal inspection replace my own inspection?

The two serve different purposes. Required building inspections address the jurisdiction’s code process. An independent home inspection provides observations about accessible conditions within the agreed scope. It does not replace municipal approval or certify code compliance.

If I missed the open-stud stage, is it too late?

You can still arrange a completed-home inspection before closing. It evaluates accessible systems and visible conditions, although it cannot recreate the view of framing and rough-ins that existed before the walls were covered.

Why inspect again before the first-year warranty ends?

Living in the home can reveal concerns that were not apparent at closing. A visit before the actual warranty deadline gives you time to document observed conditions and follow your builder’s notice procedures. Check the warranty’s start date and requirements rather than assuming the anniversary of move-in controls.

Will the builder have to repair everything in the report?

An inspection report documents observations. The warranty terms, builder agreement, applicable requirements, and nature of each concern determine the response. We do not decide coverage or guarantee repairs.

Should I wait until year seven to inspect a concern?

No. Report a concern promptly and review the applicable warranty documents. A seven-year legal deadline is not a universal repair warranty. If coverage or deadlines are unclear, seek the appropriate professional advice.

Your next step

A new home.
A more informed beginning.

Tell us where the build stands and which deadline is approaching. We will help you plan the right inspection conversation.

Plan your inspection