Buying a new construction home in Texas is not the same as buying a resale. You do not get a standard seller disclosure, and the builder's contract almost always favors the builder. One of the most important protections available to you is the right to bring in your own inspector — and you get three distinct windows to do it. Miss any one of them and you lose leverage you cannot get back.
What Makes New Construction Inspections Different
In a resale transaction, you typically schedule a single inspection after the contract is executed. New construction gives you multiple access points spread across the build timeline, each exposing a different phase of work. Texas does not require builders to carry out inspections at every phase, so it falls on you — or your REALTOR® — to schedule them proactively and push back if something needs to be addressed.
The Texas Real Estate Commission (TREC) licenses inspectors in Texas and sets the minimum standards of practice they must follow. Always verify your inspector holds a current TREC license before you hire them.
Phase One: Pre-Drywall Inspection
This is the most valuable inspection in a new build and the one most buyers skip. Pre-drywall happens after framing, electrical, plumbing, and HVAC rough-ins are complete, but before the walls are closed up with drywall.
Once the drywall goes up, you cannot see the wiring runs, the pipe placements, the insulation, or the structural connections without tearing into the walls. A pre-drywall inspection typically takes one to two hours and costs approximately $300–$500 depending on home size and location in the DFW area.
What an inspector looks for at this stage:
- Framing defects — notched joists, missing hardware, improper spans
- Electrical rough-in — panel location, wire gauge, outlet placement
- Plumbing rough-in — drain slope, supply lines, pressure test results
- HVAC ductwork — sizing, routing, sealing at joints
- Insulation placement and vapor barrier installation (where applicable)
The builder's construction manager will typically notify you when the home is "drywall ready." This is your window. Do not wait to schedule — builders move quickly and drywall crews often arrive within days of that notification.
Phase Two: Final Walk-Through Inspection
The final inspection happens after the home is substantially complete, typically one to two weeks before your scheduled closing date. This is what most buyers think of as the only inspection, but by this point the walls are closed and the major systems are only visible at their termination points.
That said, the final inspection still covers a lot of ground:
- Roof condition, gutters, and exterior drainage
- HVAC function — does each system heat and cool, do dampers open and close
- Electrical panel labeling, GFCI outlets, breaker operation
- Plumbing fixtures, water pressure, water heater installation
- Windows, doors, weatherstripping, and exterior sealing
- Flooring, trim, paint, and finishes
The builder will also schedule their own final walk-through with you — sometimes called a "blue tape walk" — where you walk the home together and mark cosmetic items for correction. Do not confuse this with a third-party inspection. These are separate steps.
Any items found at the final inspection that are material defects (not just cosmetic) should be in writing to the builder before you close. Most new construction contracts in Texas require you to close by a specific date, and builders typically will not extend closing for inspection repairs. Know your contract terms before this phase.
Phase Three: Warranty Inspection
Texas builders of new homes are generally required under state law to provide at minimum a one-year workmanship warranty and longer warranties on structural components. The specific warranty terms vary by builder and contract, so read your warranty documentation carefully.
The warranty inspection — sometimes called an 11-month inspection — is scheduled approximately 11 months after closing, before the one-year workmanship warranty expires. A TREC-licensed inspector re-examines the home looking for defects that have developed or become visible over the first year of occupancy.
Common items found at 11-month inspections:
- Settlement cracks at corners of windows and doors
- HVAC performance issues that only appear under load
- Grading and drainage problems that become apparent after rain seasons
- Roof flashing issues
- Plumbing leaks under slabs or at connections
Document everything in writing and submit warranty claims through the builder's formal process before your coverage expires. Keep copies of all correspondence.
How a Buyer's Agent Helps Coordinate These Phases
Most DFW builders require you to register a buyer's agent before your first visit to the community — or they may not allow representation at all. A REALTOR® who works regularly with new construction will track your build milestones, remind you when each inspection window opens, and help you communicate findings to the builder in writing.
Builders have on-site sales agents whose job is to represent the builder's interests. Having your own representation — at no cost to you, as the buyer's agent commission is typically paid by the builder — ensures someone is watching the process on your behalf. TREC #9015220.
What These Inspections Cannot Cover
No inspection — pre-drywall, final, or warranty — is a guarantee of defect-free construction. Inspectors report on conditions visible and accessible at the time of inspection. Concealed defects, manufacturing defects in materials, or issues that develop after the inspection date are outside the scope of any single visit.
Buyers should also understand that new construction contracts in Texas are typically the builder's proprietary documents, not the standard TREC-promulgated contracts used in resale. Have your agent and, if appropriate, an attorney review the contract before you sign.
All three inspection phases together — pre-drywall, final, and 11-month warranty — give you the most complete picture of your home's construction quality. None of them is optional if your goal is to close with confidence and protect your investment for years after move-in.