Buying a newly built home can feel very different from purchasing a resale property. During one visit, you may see an empty lot with plumbing lines in place. A few weeks later, the walls may be framed, the roof installed, and mechanical systems running through spaces that will soon be covered by insulation and drywall.

That fast progress is exciting, but it also means that some of the best opportunities to inspect the work are brief.

For buyers in Garden Ridge, Schertz, Cibolo, New Braunfels, San Antonio, and surrounding Hill Country communities, a useful inspection plan begins before construction starts and continues after closing. It should include more than one final walkthrough with the builder.

The goal is not to assume that something is wrong. It is to create opportunities for qualified professionals to observe the home at stages when important components are still accessible.

What Is the Recommended New-Construction Inspection Timeline?

A practical Texas new-construction inspection calendar may include:

This is a planning framework—not a universal contractual requirement. The builder’s contract, written warranty, construction schedule, and inspection-access policies control what applies to a particular purchase.

Are Municipal Inspections, Private Inspections and Builder Walkthroughs the Same?

No. They serve different purposes.

Municipal building inspections

City or county inspections generally focus on compliance with adopted building codes, permits, and local ordinances at specified construction stages.

For example, the City of San Antonio’s residential inspection process includes foundation, framing, building-frame, and final stages. Its guide also identifies inspections related to plumbing, electrical, mechanical systems, insulation, duct testing, final grade, and the Certificate of Occupancy.

Garden Ridge’s building department reviews plans and applications for compliance with residential, electrical, mechanical, plumbing, fuel-gas, and city requirements. Schertz and Cibolo also maintain their own permitting and inspection processes.

A private buyer inspection

A buyer’s inspector works for the buyer and reports observed conditions under the agreed scope of service.

Texas Real Estate Commission standards describe a standard home inspection as a limited visual survey and basic performance evaluation. The minimum TREC standards apply to substantially completed one-to-four-family properties. They do not require every form of specialized equipment or testing, such as sewer cameras, elevation measurements, moisture meters, environmental testing, or destructive investigation.

Because the normal TREC standards apply to substantially completed homes, buyers arranging pre-pour or pre-drywall services should ask the inspector to define the phase-inspection scope in writing.

A builder walkthrough

A builder’s orientation, quality-control review, or “blue-tape walkthrough” is typically part of the builder’s internal completion and delivery process.

It can be useful, but it is not the same as an independent inspection. The builder representative may explain systems, identify cosmetic corrections, demonstrate equipment, and prepare a completion list. A private inspector evaluates the property for the buyer under a separate agreement.

A city approval, builder walkthrough, and independent home inspection are complementary—not interchangeable.

Step 1: Review Inspection and Warranty Rights Before Signing

The most important inspection decision may happen before construction begins.

Builder contracts can differ substantially. Some expressly allow multiple inspections. Others establish notice requirements, approved inspection times, insurance requirements, safety restrictions, or limitations on who may enter the homesite.

Before signing, buyers should ask:

• Will the builder permit pre-pour, pre-drywall, and final inspections?
• How much advance notice is required?
• Must the inspector provide licensing or insurance documentation?
• Can the buyer attend?
• Will the inspector receive plans, engineering documents, or relevant specifications?
• How are inspection findings submitted?
• Is a reinspection permitted before closing?
• What happens when an identified item is not completed by closing?
• When does each warranty period begin?
• Must warranty claims be submitted through a portal, email address, or specific form?
• Are there different deadlines for workmanship, systems, and structural concerns?

The current TREC new-home contracts for incomplete and completed construction give buyers access at reasonable times and state that buyers may have the property inspected by inspectors selected by the buyer who are licensed by TREC or otherwise permitted by law. The forms also make clear that express warranties may come from the contract, a separate writing, or applicable law, and that assignable manufacturer warranties are to be transferred at closing.

However, builders sometimes use their own contracts instead of a TREC form. Buyers should therefore review the actual agreement they are being asked to sign rather than assuming it contains standard inspection protections.

Step 2: Consider a Pre-Pour Inspection

When should a pre-pour inspection happen?

It should occur after the foundation forms, reinforcement, plumbing penetrations, and related components are in place—but before concrete is poured.

The scheduling window can be short. Buyers should arrange the inspector early and ask the builder to provide notice before the pour date.

What may be reviewed?

Depending on the home, plans, foundation type, inspector qualifications, and agreed scope, a pre-pour review may consider:

• Site preparation
• Forms and dimensions
• Reinforcement placement
• Post-tension components
• Plumbing penetrations and drain lines
• Vapor barrier condition
• Beam locations
• Required clearances
• Utility penetrations
• Visible damage or displacement before the pour
• Available engineering documentation

Foundation-phase requirements also vary locally. San Antonio’s inspection guide includes in-slab plumbing reviews and a third-party foundation inspection by a licensed engineer. Cibolo has published a residential foundation amendment requiring post-pour elevation measurements at specified exterior foundation points.

A private phase inspector does not replace the engineer of record or the governmental inspection process. The buyer’s professional should clearly explain what was and was not evaluated.

Step 3: Schedule the Pre-Drywall Inspection Before Components Are Concealed

For many buyers, the pre-drywall stage provides the most valuable opportunity to observe how the home was assembled.

When does it happen?

The ideal timing is generally after the framing, roof structure, rough plumbing, electrical wiring, ductwork, and other mechanical components have been installed—but before insulation and drywall cover them.

The home should be sufficiently complete for meaningful observation without being so far along that critical areas are concealed.

What may be inspected?

A pre-drywall inspection may include accessible portions of:

• Wall, ceiling, and roof framing
• Visible connections and fasteners
• Window and exterior-door installation
• Roof penetrations and flashing
• Plumbing supply, drain, and vent lines
• Electrical boxes, wiring, and panel components
• HVAC ducts, chases, exhausts, and equipment locations
• Fire-blocking and draft-stopping
• Wall penetrations
• Shower and tub areas
• Attic access and equipment clearances
• Blocking for cabinets, handrails, or wall-mounted features
• Visible deviations from plans or specifications

San Antonio’s municipal process likewise requires rough mechanical, electrical, plumbing, gas, and framing inspections before concealment, illustrating why this stage matters: many components become difficult to see after insulation, drywall, masonry, or interior finishes are installed.

Should the buyer take photographs?

Yes, when the builder permits it.

Photographs showing the locations of pipes, wiring, framing, blocking, and mechanical runs can be useful after move-in. They may help when mounting televisions, installing cabinets, investigating a leak, or planning future improvements.

Photos should be labeled by room and date. They should supplement—not replace—the inspector’s written report.

Step 4: Obtain a Full Inspection When the Home Is Substantially Complete

When should the final inspection be scheduled?

The home should be substantially complete, utilities should be active, and major systems and installed appliances should be operational.

Ideally, the inspection should happen early enough to allow time for:

1. The inspector to deliver the report
2. The buyer and agent to review it
3. The builder to evaluate requested corrections
4. Agreed work to be completed
5. A reinspection or verification before closing

Waiting until the morning of closing can leave too little time to address significant findings.

What should the final inspection cover?

Under the standard TREC scope, the inspector evaluates accessible structural, electrical, HVAC, plumbing, appliance, and certain optional systems and reports observed deficiencies. The inspection is still limited and visual; specialized services may need to be ordered separately.

Depending on the home and location, buyers may also discuss:

• Sewer-line camera inspection
• Foundation elevation measurements
• Thermal imaging
• Irrigation-system evaluation
• Septic-system inspection
• Well and water-quality testing
• Pool or spa inspection
• Termite or wood-destroying insect inspection
• Fireplace or chimney review
• Independent engineering evaluation

These services are not automatically included in a standard inspection.

Step 5: Separate the Inspection Report from the Cosmetic Walkthrough

The inspector’s report and the builder’s cosmetic completion list should be reviewed separately.

The inspection report may identify performance, installation, moisture, safety, or accessibility concerns. The builder walkthrough may focus more heavily on:

• Paint touchups
• Cabinet and countertop damage
• Flooring defects
• Window or glass scratches
• Door adjustments
• Grout and caulking
• Missing hardware
• Incomplete landscaping
• Cleaning
• Finish inconsistencies

Both lists matter, but they should not be treated as one document.

A buyer may also wish to photograph every room during the builder walkthrough and confirm that agreed items are recorded in the builder’s system. Verbal assurances can be difficult to track after closing.

Step 6: Verify Corrections Before Closing

A builder’s statement that an item is complete does not always tell the buyer how it was corrected.

Before closing, buyers should request documentation appropriate to the issue, such as:

• Updated completion lists
• Repair invoices
• Contractor reports
• Engineer letters
• Photographs
• Permit approvals
• Reinspection results
• Transferrable warranties
• Manufacturer information

For material inspection findings, a reinspection by the original inspector may be worthwhile. A reinspection usually verifies whether listed items appear to have been addressed; it is not necessarily a second complete inspection unless the agreement says otherwise.

The buyer should also confirm how unfinished items will be handled. Options depend on the contract and builder agreement and may include completion before closing, a written post-closing commitment, an amendment, an escrow arrangement approved by the necessary parties, or another documented solution.

Step 7: Organize the Warranty File at Closing

A new home can involve several separate warranties:

• The builder’s express warranty
• Structural warranty coverage
• Manufacturer warranties
• Appliance warranties
• Roofing or component warranties
• HVAC equipment registration
• Optional residential service contracts
• Warranties for post-inspection repairs

A residential service contract—often casually called a home warranty—is different from the builder’s construction warranty. TREC notes that residential service contracts are optional and that buyers should review their coverage, exclusions, and limitations.

At closing, organize:

• The builder warranty booklet
• Claim-submission instructions
• Builder service contact information
• Warranty start and expiration dates
• Appliance model and serial numbers
• Manufacturer registration confirmations
• Inspection reports
• Repair documentation
• Plans and available engineering records
• Survey
• Certificate of Occupancy or final approval, when applicable
• Maintenance instructions
• Photos from each inspection stage

Store copies in both digital and physical form.

Does Every Texas Builder Provide the Same 1-2-10 Warranty?

No. Buyers should not assume every Texas new home automatically includes an identical “one-two-ten” warranty.

The builder’s actual written warranty and contract control the express coverage, claim process, exclusions, maintenance obligations, transfer rules, and deadlines.

Texas Civil Practice and Remedies Code §16.009 provides that when a contractor supplies a qualifying written warranty, the warranty must provide minimum periods of one year for workmanship and materials, two years for plumbing, electrical, heating, and air-conditioning delivery systems, and six years for major structural components for the shorter six-year statute of repose to apply. That statute does not make every builder’s coverage identical or automatically extend coverage to every condition.

Buyers should pay attention to:

• What begins the warranty period
• Whether deadlines are based on closing, completion, or another date
• What qualifies as a covered defect
• Items classified as homeowner maintenance
• Required notice methods
• Builder inspection and repair rights
• Arbitration or dispute-resolution provisions
• Transferability to a future owner
• Separate structural-warranty administrators

Step 8: Monitor the Home During the First 30 to 90 Days

Some concerns become visible only after the home is occupied and systems are used regularly.

During the first several months, watch for:

• Active plumbing leaks
• Repeated circuit problems
• HVAC rooms that do not heat or cool consistently
• Condensation or drainage issues
• Water entering around windows or doors
• Roof leaks
• Standing water near the foundation
• Irrigation spraying the structure
• Doors or windows that suddenly stop operating properly
• Significant floor or wall movement
• Unfinished construction items
• Appliance or equipment failures

Urgent water, electrical, gas, safety, or structural concerns should be reported promptly. Do not wait for the 11-month inspection to report an active problem.

Document the date, weather conditions, photographs, videos, affected rooms, and communications with the builder.

Step 9: Observe the Home Through Central Texas Weather Changes

A final inspection captures the condition of the home on one particular day. It may not reveal how the property performs during a major rainstorm, extended summer heat, or colder winter weather.

San Antonio-area and Hill Country buyers should pay particular attention to:

• Drainage after significant rain
• Water movement around the foundation
• Gutters and downspouts
• Grading and low areas
• HVAC performance during peak summer use
• Condensate drainage
• Irrigation coverage and overspray
• Exterior caulking and sealants
• Roof and flashing performance
• Weatherstripping and exterior-door operation

These observations help the homeowner distinguish ordinary maintenance from concerns that should be submitted to the builder.

Step 10: Schedule the Warranty Inspection Before the First-Year Deadline

The phrase “11-month inspection” usually refers to an independent inspection performed before a one-year workmanship or materials warranty expires.

Why schedule it before month 12?

The homeowner needs time to:

• Schedule the inspector
• Receive and review the report
• Separate maintenance items from potential warranty claims
• Submit the claim through the required method
• Preserve confirmation that the builder received it before the deadline

A practical window may be around month 10 or 11, depending on the builder’s deadline and the inspector’s availability.

Do not assume submitting on the final day is sufficient. The warranty may require the builder to receive written notice before expiration, and the portal may require photographs, descriptions, or separate entries for each item.

What should the 11-month inspection evaluate?

The inspection may revisit:

• Foundation performance indicators
• Framing and visible structural components
• Roof covering and flashings
• Attic conditions
• Plumbing fixtures and leaks
• Electrical components
• HVAC performance
• Water heaters
• Built-in appliances
• Windows and doors
• Interior and exterior finishes where related to performance
• Drainage and grading
• Safety concerns

The inspector should identify observed deficiencies, but the builder or warranty administrator determines whether an item is covered under the warranty.

Step 11: Review the Home Before Any Two-Year Systems Deadline

When the builder’s written warranty includes separate coverage for plumbing, electrical, heating, or air-conditioning delivery systems, homeowners should calendar that expiration date when they close.

Several months before the deadline, review:

• Plumbing supply and drainage performance
• Recurring leaks
• Water pressure concerns
• Electrical circuits and breakers
• HVAC airflow
• Duct performance
• Condensate drainage
• Heating and cooling consistency
• Unusual system noises or repeated service calls

A two-year review is not necessary under every warranty. The actual warranty language controls.

What If a Serious Construction Dispute Develops?

Start by following the builder’s written warranty procedure and preserving documentation.

If the matter becomes a formal construction-defect dispute, Texas Property Code Chapter 27 may apply. Before initiating qualifying litigation or arbitration, a claimant generally must provide detailed written notice by certified mail at least 60 days before filing. The law also gives the contractor specified opportunities to inspect and potentially offer repairs or settlement.

That process is different from submitting an ordinary warranty request through a builder portal.

Because construction-defect disputes can involve contractual deadlines, expert evidence, arbitration provisions, insurance issues, and statutory notice requirements, homeowners facing a significant unresolved problem should consider consulting a qualified Texas construction attorney. A REALTOR® and inspector can provide useful transaction and property information, but they do not replace legal or engineering advice.

The Bottom Line for Texas New-Construction Buyers

A new home should not be treated as a home that does not need inspection. It should be treated as a home that offers several different opportunities for inspection.

The most useful calendar usually begins with the contract, not the final walkthrough:

1. Confirm inspection rights before signing.
2. Inspect before the slab is poured when access is available.
3. Inspect before drywall conceals the systems.
4. Complete a full inspection before closing.
5. Verify significant corrections.
6. Organize warranty documents at closing.
7. Monitor the home through its first seasons.
8. Inspect and submit claims before warranty deadlines.

The calendar may require extra planning, but it gives buyers better information at the times when that information can be most useful.

How Correa Realty Group Can Help

New-construction purchases involve more than selecting a floor plan and watching the home take shape. Builder contracts, inspection-access rules, construction schedules, completion lists, incentives, warranty documents, and closing deadlines all need to work together.

Correa Realty Group helps buyers:

• Review the transaction timeline and important builder deadlines
• Ask about pre-pour, pre-drywall, final, and reinspection access
• Coordinate communication among the buyer, builder, lender, title company, and independent inspectors
• Track inspection reports and builder responses
• Prepare for the final walkthrough and closing
• Organize warranty information for the first year of ownership
• Understand when an inspector, engineer, attorney, or other specialist may be appropriate

We serve buyers throughout Garden Ridge, San Antonio, New Braunfels, Schertz, Cibolo, and surrounding communities.

Our approach is simple: provide local guidance, explain the process honestly, and help clients make informed decisions at every stage—Serving people, honoring stories.

Contact Correa Realty Group when you are considering a new-construction home and would like experienced, locally focused representation from contract through closing.

This article provides general real estate information and is not legal, engineering, inspection, construction, or warranty advice. Contracts, warranties, jurisdictions, and property conditions differ. Consult appropriately qualified professionals regarding a particular home or dispute.

FAQs

Do I need a home inspection on a newly built house in Texas?

Yes, an independent inspection can still be valuable on a newly built home. Municipal inspectors, builder quality-control teams, and private home inspectors have different responsibilities. A buyer’s inspector evaluates accessible systems and components for the buyer and documents observed deficiencies. The inspection does not guarantee that every concealed or future problem will be found, but it can provide information before closing or before a warranty deadline.

When should I inspect a new-construction home in Texas?

The most useful stages are generally before the foundation pour, before drywall, after the home is substantially complete, and approximately 10 to 11 months after closing. A reinspection may also be appropriate after the builder completes important corrections. The exact schedule depends on the construction stage, builder contract, inspection-access rules, closing date, and written warranty.

Is an 11-month warranty inspection worth it?

An 11-month inspection can be worthwhile when the builder provides a one-year workmanship or materials warranty. It gives the homeowner an opportunity to identify and document observable concerns before the deadline. Schedule it early enough to receive the report and submit potential claims according to the builder’s required process. The inspector identifies conditions; the builder or warranty company determines coverage.

Does Garden Ridge require inspections for new residential construction?

Yes. The City of Garden Ridge reviews building plans and applications and administers building inspections under applicable residential, electrical, mechanical, plumbing, fuel-gas, and local requirements. Those governmental inspections address code and permitting responsibilities. A buyer may still choose an independent inspection for information about the property’s condition and performance.

What should San Antonio-area buyers inspect before drywall?

A pre-drywall inspection may review accessible framing, roof structure, windows, plumbing lines, electrical wiring, HVAC ducts, vents, penetrations, fire-blocking, and equipment clearances. Timing is important because these components may soon be concealed by insulation, drywall, masonry, or finishes. San Antonio’s municipal process similarly calls for rough trade and framing inspections before concealment.

How much do new-construction phase inspections cost?

The cost depends on the property size, foundation type, construction stage, inspector, travel distance, and services requested. Pre-pour, pre-drywall, final, specialty, and warranty inspections may each carry separate fees. Buyers should request a written scope and price for every stage and confirm whether reinspections, thermal imaging, sewer cameras, elevation measurements, pools, wells, or septic systems cost extra.

Is a builder warranty the same as a home warranty?

No. A builder warranty generally addresses specified construction work or components under the builder’s written terms. A residential service contract—often marketed as a home warranty—typically covers selected appliances or systems and is optional. Each document has its own exclusions, service fees, claim procedures, and deadlines. Buyers should review both rather than assuming one replaces the other.

What should I do when a builder refuses an inspection or repair request?

First, review the signed contract, inspection-access provisions, warranty, and written communications. Ask the builder to explain the decision in writing and document the affected condition. Depending on the issue, the buyer or homeowner may need guidance from a REALTOR®, inspector, engineer, lender, title company, or Texas construction attorney. Do not enter an active construction site without authorization or rely solely on verbal promises.

When can a real estate agent help with a new-construction inspection?

A real estate agent can help before the builder contract is signed, when inspection access is negotiated, when reports are communicated, when completion items are tracked, and when closing deadlines are approaching. The agent does not replace the inspector, engineer, builder, or attorney. The agent’s role is to help the buyer understand the transaction, ask informed questions, maintain documentation, and coordinate the parties.