New Construction in Orlando? Here’s Why You Still Need a Home Inspection

TL;DR

• Even new construction homes in Orlando can have serious issues

• City or county inspections don’t guarantee quality craftsmanship

• A private inspection could save you thousands in repair costs

• Best times to inspect: pre-drywall, final walk-through, and 11-month warranty

Why Bother Inspecting a Brand-New Orlando Home?

It’s tempting to think buying a new home in Orlando means you’re safe from problems. After all, it’s new—what could go wrong? But I’ve seen firsthand that even just-built homes in communities like Lake Nona, Winter Garden, and Saint Cloud can come with hidden surprises. One client’s inspection turned up a water heater exhaust routed dangerously close to insulation. Another flagged a drainage issue that saved the buyer $7,500 in post-close grading work.

Municipal inspections only check for minimum code compliance. That means if something’s technically legal but still poorly done—like unsealed vents, sloppy electrical work, or uneven flooring—it might still pass. A private inspector goes beyond code. They work for you, not the builder.

With Orlando's housing boom moving fast—especially in areas like Horizon West, Sunbridge, and the 417 corridor—builders are racing to meet demand. That means timelines get tight, trades get stretched thin, and things get missed. I’ve had inspectors uncover missing attic insulation, backward HVAC ducts, and even structural framing errors in homes just days from closing.

When Should I Schedule a Home Inspection?

Pre-Drywall Inspection

Before the drywall is installed, you get a rare look at the bones of the home—framing, wiring, plumbing, HVAC. Once the walls go up, so do your chances of catching problems. A buyer in Winter Springs found improperly routed hot and cold water lines at this stage—fixable before drywall, but a $6,000 nightmare if discovered after move-in.

Final Walkthrough Inspection

Just before closing, your inspector will check everything from outlets and appliances to grading and drainage. This is your last chance to catch issues while the builder is still on the hook to fix them. Don’t assume that blue painter’s tape will cover it all—go in with a pro.

11-Month Warranty Inspection

Most builders offer a one-year workmanship warranty. Scheduling an inspection at month 11 helps you catch issues like settling cracks, leaks, or HVAC issues before that warranty runs out. One family in Avalon Park saved over $3,000 in HVAC duct repairs with this move—repairs that would’ve come out of pocket if they’d waited.

Pros and Cons of Inspecting New Builds

What Can Go Wrong Without One?

I had a couple in Oviedo thrilled to go under contract on a brand-new home. Everything looked great—but I urged them to bring in an independent inspector before closing. The inspection revealed an improperly installed dryer vent and no flashing around roof penetrations—both safety concerns. Because of that report, the builder fixed everything, and they even scored upgraded kitchen hardware to keep things smooth.

These aren’t rare stories. Even in high-end new construction neighborhoods like Laureate Park or Baldwin Park, issues pop up. One client’s inspection caught HVAC refrigerant lines routed through a return duct—costly to fix after drywall but corrected for free before closing thanks to the report.

Another buyer in Clermont had a beautiful new home with a second-floor balcony. The first rainstorm revealed major leaks. An inspector later found no waterproofing membrane and poor drainage slope. The fix? Over $20,000 out of pocket—because they skipped the inspection.

How Do New Builds Differ from Resale Homes?

Resale homes might show some wear and tear, but they’ve had time to “settle in.” New builds, on the other hand, can hide rushed workmanship. For example:

• Resale homes often come with disclosures or repair history

• Builders aren’t always required to disclose known issues

• Builders offer warranties—but they’re usually limited in scope

• Inspection access for resale homes is more flexible

And let’s be honest: even the best builders juggle speed, cost, and profit. Without independent oversight, corners can get cut.

FAQs from Real Orlando Buyers

Isn’t the city inspection enough?
Nope. City or county inspectors check for compliance—not quality. They might be on-site for 15 minutes. A private inspector? 2–3 hours, top to bottom.

What if my builder doesn’t like that I’m getting an inspection?
Some builders push back. That’s a red flag. This is your home—get it in writing up front that inspections are allowed. Good builders don’t fear accountability.

How much does a home inspection cost in Orlando?

• Pre-drywall: $250 to $400

• Final: $300 to $500

• 11-month: $250 to $450
  Bundle deals are common and worth asking about.

What problems are common in Orlando new construction?

• HVAC lines not sealed or installed backwards

• Poor insulation or missing fire blocking

• Grading that sends water toward the home

• Out-of-plumb framing or door gaps

• Faulty GFCIs or reversed wiring

Can I just use the builder’s inspector?
Technically yes. But would you let the seller’s agent represent you in negotiations? Same idea. Hire your own licensed, independent inspector who works for you.

Local Tips from an Orlando Broker

• Hire inspectors familiar with Florida’s humidity and soil movement

• Ask for photos in every inspection report

• Be present if you can—it’s educational

• Always insist on a final walkthrough inspection

• Don’t rely solely on builder warranty promises

• Consider a sewer scope—even new homes can have line issues

Choosing to work with me means you’ve got a seasoned Orlando agent who knows what to look for and how to protect your interests—whether it's negotiating repairs or helping you navigate builder relationships.

Work With a Trusted Orlando Real Estate Advisor

New construction doesn’t mean worry-free. Smart buyers understand that inspections create leverage and peace of mind. I help clients write contracts with proper protections, connect with reputable inspectors, and get builders to fix what’s broken—or adjust pricing if they won’t.

Let’s make sure your new home doesn’t come with unexpected baggage.

Still Wondering If It’s Worth It?

Here’s the bottom line: new doesn’t always mean perfect. Inspections aren’t just protection—they’re smart strategy. I’ll help you get it right.

📱 Call or text (321) 321‑2025 • ted@orlandonest.com