What is a new-construction walkthrough?
It is the inspection you do with the builder before closing, where you and the builder agree in writing on a punch list of items to be corrected. It is not the same as a third-party home inspection, and it is not a formality — it is the document that decides what the builder is still obliged to fix once the house is yours.
Do I need my own inspector on a brand-new house?
A new house is built by many trades to a schedule, and the municipal inspections that happened along the way check code compliance, not workmanship or whether something was installed the way it should have been. An independent set of eyes — an inspector, or an agent with construction experience — routinely finds items the builder representative did not raise.
When should the walkthrough happen?
Before closing, with enough time that the builder can actually correct items before you fund. Scheduling it the morning of closing gives you no leverage: at that point the practical choice is to close anyway and convert everything into warranty claims.
New-construction walkthrough vs. a standard home inspection — what is the difference?
A standard inspection assesses an existing home’s condition and remaining life. A new-construction walkthrough assesses whether what was built matches what was specified and whether the finish work is acceptable. The questions are different: not "how much life is left in this roof" but "was this roof detailed correctly".
What are the most common items found on a new build?
Drainage and final grade, incomplete or poorly sealed caulking and flashing, missing or thin attic insulation at the eaves, doors and windows that bind, drywall and trim defects, tile lippage, and mechanical items — a condensate line run wrong, a duct not properly connected, a panel labelled incorrectly.
What is a 1-2-10 warranty?
A common structure for builder warranties: one year on workmanship and materials, two years on the mechanical distribution systems (plumbing, electrical, HVAC), and ten years on major structural components. The structural portion is narrower than buyers expect — it typically applies to designated load-bearing elements and often only when the failure makes the home unsafe or unlivable.
Does the builder’s representative work for me?
No. The builder’s sales and warranty representatives work for the builder. They are often genuinely helpful, but they are not your advocate, and the walkthrough is the moment where that distinction has money attached to it.
Can I still negotiate at the walkthrough?
You are generally not renegotiating price at that stage, but you are deciding what goes on the punch list and what timeline the builder commits to. That list is the negotiation. Being specific and writing everything down is worth more than being agreeable.
What about homes in the Austin suburbs specifically?
Much of the new construction around Austin sits on expansive clay soils, so grading, drainage and the foundation watering plan matter more here than they would in many other markets. A grade that slopes toward the slab is not a cosmetic issue in Central Texas.
What should I do next?
Send Marc the address and the builder before your walkthrough is scheduled. Two decades in construction, new build and building performance means he reads a new home the way a peer contractor would, and he will tell you what belongs on the punch list before the builder’s list becomes the only one.
