New Construction in Jacksonville? You Still Need a Home Inspection — Here's Why

"It's brand new — the city already inspected it, so I don't need a home inspection."

I hear this from buyers across Jacksonville, St. Johns, Nassau, and Clay county every month. And every month, I find problems on brand-new homes that the city inspector never flagged, the builder's superintendent never caught, and the walkthrough punch list completely missed.

As the solo inspector behind Blue Line Inspections LLC, I've walked enough new builds in the Jacksonville area to tell you this with confidence: new construction does not mean defect-free. Here's why, and what you can do about it.

Why New Homes Still Have Defects

Jacksonville is one of the fastest-growing metros in the country. Builders are pushing to finish and close as many homes as possible, which puts pressure on every stage of construction:

• Subcontractor rotations. The framer who started your house may not be the framer who finished it. The same goes for roofers, electricians, plumbers, and HVAC techs.
• Speed over detail. A crew that's two weeks behind schedule is not slowing down to caulk that last gap or flash that last penetration.
• Code-minimum construction. Passing a municipal inspection means the home meets the minimum legal standard. It doesn't mean everything is done well.
• Limited punch-list time. Your walkthrough happens in 60–90 minutes. You cannot crawl an attic, test every outlet, and check every roof detail in that window. I can.

Common Defects I Find on New Homes

Here's a sample from new construction inspections I've done in the Jacksonville area:

• Roof flashing missing or improperly installed around plumbing vents, chimneys, and roof-to-wall transitions
• Attic insulation gaps — where insulation is missing, uneven, or compressed
• HVAC ductwork issues — ducts crimped, unsealed, or disconnected in the attic
• Missing J-channel or caulking around windows and exterior penetrations
• Plumbing traps missing under sinks or tubs
• GFCI/AFCI outlets installed but wired incorrectly, offering no actual protection
• Grading sloped the wrong way around the slab, directing water toward the foundation
• Electrical panel labeling missing or wrong — important when a tripped breaker needs to be reset at 2 a.m.
• Cosmetic finish defects — the kind a builder will fix for free if you catch them before closing, and charge you for after

None of these mean you should back out of the deal. They mean the builder should fix them at their expense, before you own the problems.

Schedule Your Inspection Before the Final Walk

The best time to schedule a new construction inspection is the week before your scheduled builder walk-through. This gives the builder enough time to address deficiencies before closing without delaying your move-in date. You (or your agent) bring my detailed report to the final walk, and the builder corrects the items while the home is still clearly their responsibility.

After closing, everything becomes a warranty claim — which is its own adventure.

The 11-Month Warranty Inspection

Almost every new home in the Jacksonville area comes with a one-year builder warranty. Here's what most new homeowners don't realize: by the time they notice problems, the warranty has expired.

That's where the 11-month warranty inspection comes in. At month 10 or 11, you've lived in the home through:

• At least one Florida summer (HVAC stress-tested, attic temperatures maxed, humidity everywhere)
• At least one hurricane season (roof and envelope stress-tested)
• A full cycle of settling as the slab and framing finish curing

By month 11, any defects that were going to show up have shown up. A second inspection at this point produces a detailed punch list you can submit to the builder under warranty, giving them the documentation they need to fix it — and giving you the peace of mind that you didn't leave thousands of dollars of repairs on the table.

I do a full home inspection for the 11-month visit, with a particular focus on the issues that emerge during a home's first year. The report is formatted to be submitted directly to the builder.

Who Needs These Inspections?

• Anyone buying a new construction home in Duval, St. Johns, Clay, Nassau, Baker, or anywhere else in Northeast Florida
• Anyone who bought a new home within the last year and hasn't had an independent inspection yet
• VA and FHA buyers whose lenders still require a third-party inspection even on new construction

Schedule Your New Construction or 11-Month Inspection

Blue Line Inspections LLC provides independent new construction inspections and 11-month warranty inspections throughout the Jacksonville metro and surrounding Northeast Florida counties. Call or text 904-576-9338 to get on the schedule.