Walk-through at closing with new construction

[spinner1001]

We are closing on a Designer house of new construction. I have heard the developer’s new house warranty works well.

With the developer’s warranty, how careful should I be during the walk through with the builder on the day of closing to spot problems?

What areas should I pay particular attention?

[retiredguy123]

No need to be extremely careful. But, take a good flashlight, an electric outlet tester, and some blue painters tape. Put tape on obvious defects and take photos. Operate appliances, light switches, electric outlets, fans, toilets, faucets, etc. I like to shine a flashlight parallel to large walls to look for large drywall bows, and at all ceilings and floors to look for roof leaks and cracks. Don't forget closet ceilings. Open and close all doors. If the countertops are granite or quartz, I would run my finger over all edges, top and bottom, to look for chips and cracks, and inspect the seams. All of this can be done in less than 30 minutes. Good luck.

[Accidental1]

We did very little at closing. They asked that I turn in a punch list of issues within a week or so after closing so you have plenty of time to inspect and find things. They promptly addressed those items within a couple weeks.

[vintageogauge]

You most likely won't find much during the builder walk through, when we bought our second new home our agent allowed us to go through the house before the walk through so that we weren't rushed and could make a list to show the builder. There was very little wrong and it was all cosmetic, fixed within a few days. As far as the reply above looking for cracks and roof leaks, you won't find much as the homes is most likely only a few weeks old the way they have been selling. They do have a good warranty and will fix everything quickly, usually within a few days, same thing when you do your one year inspection.

[Kenswing]

Unless there is a major problem that needs immediate attention the walk through isn't really to look for problems. In our case we went over the operation of the house, how warranty worked, who to call in case you have a major system failure. Who to call to schedule more in depth system orientations. Program your garage door openers and rekey your locks.

[JohnN]

Do the best you can on the walkthrough, the builder's are pretty fast about fixing 'em up. That said, you'll find things after the fact, just contact Villages warranty during the first year and they'll fix those up too. Congratulations.

[VApeople]

how careful should I be during the walk through with the builder on the day of closing to spot problems?


Just watch your step so you don't fall and hurt yourself.


What areas should I pay particular attention?

Nothing.

If you find a problem later (like we did) the warranty office will fix it VERY QUICKLY.

[Garywt]

We closed through the mail so there was not walk through the day of closing. Our first trip down my son who is a contractor walked through and wrote down everything that needed attention and then we called warranty to get everything fixed.

[WindyCityzen]

Get an accredited home inspector! No if’s ands or buts.

[thevillages2013]

Get an accredited home inspector! No if’s ands or buts.
Yes but not before closing. The inspection should be a month before warranty ends

[Gobragh]

Make sure they take out the builders code out of your garage door key pad!

[dewilson58]

No need to be extremely careful. But, take a good flashlight, an electric outlet tester, and some blue painters tape. Put tape on obvious defects and take photos. Operate appliances, light switches, electric outlets, fans, toilets, faucets, etc. I like to shine a flashlight parallel to large walls to look for large drywall bows, and at all ceilings and floors to look for roof leaks and cracks. Don't forget closet ceilings. Open and close all doors. If the countertops are granite or quartz, I would run my finger over all edges, top and bottom, to look for chips and cracks, and inspect the seams. All of this can be done in less than 30 minutes. Good luck.

I agree with R6.
TV is great about getting things replaced/repaired.
Note flaws in cabinet stains, door/wall/trim painting.
Watch for hairline cracks in grout.
Caulk gaps.

:icon_wink:

[Ritagoyer]

I would check the seams if you have a rolled vinyl flooring. I have a bubble in floor as well as a seam that never was put down that needs to be fixed

[baustgen]

The Villages will correct any problem in the first year. You should concentrate on how things work, especially the cut off valves for the sprinklers and water. How the thermostat works. That you have all the manuals for the appliances and mechanical. After 6 months, hire Frank DiAngelo to do your punch list. He found 17 items for us we never would have listed. Best $300 I ever spent.

[jedalton]

caulking

[Bridget Staunton]

Please get a home inspector, worth the money

[Marathon Man]

I agree with the others. The walk through is mainly an opportunity for the builder to explain your new home to you. After you close, spend the next several days checking everything out and compiling your punch list. They are great at responding. Remember, at 11 months you will want to have a home inspector come in and create your one year warranty list. Again, they will fix everything on the list. Easy peasy.

[Redwood8300]

The Villages will correct any problem in the first year. You should concentrate on how things work, especially the cut off valves for the sprinklers and water. How the thermostat works. That you have all the manuals for the appliances and mechanical. After 6 months, hire Frank DiAngelo to do your punch list. He found 17 items for us we never would have listed. Best $300 I ever spent.

Completely agree - this is the most important thing you can do. But I would schedule the inspection 2 or 3 months before the warranty expires. Frank is The Man so he is booked up for several months in advanced.

[PaulinTV]

There is a shortened time frame for exterior items, lawn, plants, trees, to be reported so if not on initial inspection BE SURE to get those in within the first 2-3 weeks.
Also as quickly as possible document cosmetic stuff because it too can be trouble to get fixed later. If you have something that can be claimed by the builder as move-in damage document and report it ASAP before furniture etc. goes in the house.

[sallyg]

We found lots of minor cosmetic issues. Bring a roll of blue tape to mark the area, and don't be afraid to be fussy. We found the builder marked and repaired even more little things that we missed. Caulking not done, paint around windows, scrapes on doors, cement cracks around doors.
The Warranty Dept is very responsive. You have a year. Many new home buyers get an inspection by a licensed home inspector before their warranty expires. It is a good idea.The inspector will do a very thorough check of your house top to bottom. It is well worth it.

[DAVES]

We are closing on a Designer house of new construction. I have heard the developer’s new house warranty works well.

With the developer’s warranty, how careful should I be during the walk through with the builder on the day of closing to spot problems?

What areas should I pay particular attention?

The walk though is sort of a tradition. We did ours eight years ago. Frankly the builders representative saw things we did not. He marked them on his pad or was it a tablet and had them taken care of.

I do not claim to be an expert but that one year warranty is not the builder or the villages it is law. Plumbing and electrical is longer than a year.

Many people hire a home inspector before the year is up. The cost is around $500.
Your walk thorough? Are you prepared to go into the attic to inspect insulation, duct work etc? Are you planning on going on the roof to inspect?

[DAVES]

There is a shortened time frame for exterior items, lawn, plants, trees, to be reported so if not on initial inspection BE SURE to get those in within the first 2-3 weeks.
Also as quickly as possible document cosmetic stuff because it too can be trouble to get fixed later. If you have something that can be claimed by the builder as move-in damage document and report it ASAP before furniture etc. goes in the house.

As far as garden issues. Things done wrong may not show up for years. Stuff like buried trash, not removing plastic burlap used around plant roots. Wires left around plant trunks.
As far as a lawn, they lay down sod with zero soil preparation. Sod is essentially grass with most of it's root cut off so you have easy to roll out grass. It is hot and dry right now.
Newly planted lawn and plants need to be watered more than later when they have rooted in.

[DIver0258]

We are closing on a Designer house of new construction. I have heard the developer’s new house warranty works well.

With the developer’s warranty, how careful should I be during the walk through with the builder on the day of closing to spot problems?

What areas should I pay particular attention?

Have an inspector go through the home at the closing inspection. Worth every penny. The inspector has knowledge of each home style and issues with particular models. They will find things the average home buyer would never see. The inspector will also send a detailed report to the warranty department that will initiate the repair process. Makes life easy.

We use Jeffery Asbach 352-748-2008. Does a great job on new home inspection and final at the years end.

[coconutmama]

Completely agree - this is the most important thing you can do. But I would schedule the inspection 2 or 3 months before the warranty expires. Frank is The Man so he is booked up for several months in advanced.

Totally agree w/Frank & time frame to call him.

[Dgodin]

Great list. I would add to check caulking everywhere.

[coconutmama]

I agree with the others. The walk through is mainly an opportunity for the builder to explain your new home to you. After you close, spend the next several days checking everything out and compiling your punch list. They are great at responding. Remember, at 11 months you will want to have a home inspector come in and create your one year warranty list. Again, they will fix everything on the list. Easy peasy.

As another poster mentioned, on some items you do not have a year to get them fixed: lawn/landscaping, screens (one of our bedroom screens was missing), any finish problems on fixtures (our guest bath light over the sink had a defective finish) for examples. Get it in writing what has a year warranty & what does not

[dadoiron]

Completely agree - this is the most important thing you can do. But I would schedule the inspection 2 or 3 months before the warranty expires. Frank is The Man so he is booked up for several months in advanced.

Thought he was good at the time but he missed a leak in our roof - it was slow but we found it after one year warranty ended cost 200. Also missed insulation missing over guest bedroom. When I went into the attic to look I could clearly see it was missing when I climbed up to where it was 500 to fix since it too was over the year new warranty.

Just saying.

[DangeloInspections]

I agree with what many folks have posted here. The builders walk through is not designed to be your punch list inspection....it is more to get you acquainted with your home systems, etc. While some of the builders say you have a week to submit your punch list, Warranty will tell you that you have about 30 days.

If during the walk through the builder says he will take care of something, it is always good to have him initial that repair on your list, so you have proof that it was agreed that it would be taken care of. He does many walk throughs on many homes in a year...he may not remember what he said months before.

It is important to know that SOME components are ONLY warranted for the first 30 days. These are mainly items that could be damaged after you take possession of your home...for example, if you find a large scratch in your kitchen sink during the walkthrough, they should take care of it, because you have not have the chance to cause this. However after you have lived there awhile you could have caused that scratch yourself with your roasting pan. Common sense.

Other items that are only 30 day items are scratches, blemishes in countertops, light fixtures, sinks, tubs, all screening damage, mirrors, windows, glass doors, toilet seats, doorknobs, cabinet knobs, appliances, etc., etc....

Also all landscaping and in most cases, sod.

Understand that a homeowner CAN do a good punch list inspection themselves. The Villages should take care of SEVERE wall blemishes, but it should be noted that you bought a production home that was built in a few months, and some folks MAY feel that in some cases the fit and finish may not exceed their high standards if they are used to a custom crafted home that could take a large number of craftsmen years to finish.

Understand also that many issues that we find after you have owned the home for 10-11 months will NOT show up during the first month because the home has not settled yet. Drywall cracks, screw pops, grout cracks, etc. often take months to show up. The Villages does not want to come over to your home EVERY time you find another hairline crack in the drywall...they would prefer you come out once after we find all of them during the 11 month inspection.

During the 11 month inspection we will walk all over your roof, crawl all over your attic, check all components like your electrical, roof trusses, A/C system, insulation, Garage doors and openers, plumbing, etc., etc. We are not only checking for structural, mechanical and safety issues, but also all of the small cosmetic issues that The Villages will repair or replace, like cracks, tile chips, cabinet adjustments, etc. etc.


Some inspectors do not do all of these things. I saw a cheaper inspector the other day that poked his head into the attic, but did NOT enter the attic. But he was cheap and quick. When you pay so much to own a home in The Villages, why would you "cheap out" on this important step?

I'm saddened to read one negative post here about our work. The Villages tells us that we do more warranty inspections than any other company here. We love what we do and bend over backwards to keep our customers happy. We have the highest positive reviews of almost any company in The Villages, and we do over 700 warranty inspections a year, and have been doing so for almost 10 years now. It is so rare to have a displeased customer...I have not had even one for years, I do not even remember when this has occurred. Also sad that the first I hear of a displeased customer it is on a public forum with no way of even knowing the specifics to even respond accordingly. I guess after doing literally thousands of warranty inspections our perfect record could not last forever.

Roof leaks could start anytime, after a storm, etc., and are covered by your roofer for more than one year. A very small leak in a roof can be difficult to find, especially if need without drywall damage. As far is missing or displaced insulation, we find this almost everyday, and in areas where it is difficult to find in the attic, we look at everything with a thermal imaging camera, which can also help us find this issue.

Anyway, If we can help in any way answering questions about your new Villages home, we are always happy to help.

Respectfully, Frank, Steven and Eric D'angelo (ASHi and NACHI certified and Florida Association of Building Inspectors MASTER inspector)

[colleen720]

The Villages will correct any problem in the first year. You should concentrate on how things work, especially the cut off valves for the sprinklers and water. How the thermostat works. That you have all the manuals for the appliances and mechanical. After 6 months, hire Frank DiAngelo to do your punch list. He found 17 items for us we never would have listed. Best $300 I ever spent.
You only have a short period of time to identify cosmetic issues. I found some after the time frame allowed, but before my warranty expired and was told they wouldn't fix them. If I had to do it all over again, I would hire D'Angelo to come in right after I close to find all cosmetic and non-cosmetic issues.

[rogerk]

The most important thing, besides looking for obvious issues, is to listen to the builder’s representative explain how the HVAC works and the Sprinklers and the Tankless Hot Water tank, etc. Ask about exterior maintenance, how about how take care of the flooring. Learn how your new thermostat works, etc. Pick their brains about as many of system and mechanical items as you can think of. I strongly suggest you ask about insulating the attic above the garage and lanai. How about insulation on the inside of the garage doors? What is their recommendations.

As everyone has said they have an excellent warranty department but you only get one real chance to pick the builders brain.

Also pay attention to the briefing the Lobbyhost gives you when you get your ID, gate pass and mailbox keys. Lots of valuable information crammed into a very short introduction. Read the handouts they give you. Lastly do NOT discard the phone book, the first 15 or 20 pages has valuable information.

[stebooo]

I don't really get this as I never bought a new house but I know when you're buying an old house you pay about $300 to have inspector come in and go through it and tear it apart to find anything that's wrong or not acceptable. This is also information that the insurance companies want to know and also banks why wouldn't that happen for new construction? I have no idea

[PAPO]

Be careful not to run the microwave without nothing in it you should always have a cup of water or something if not you could damage the microwave by just simply testing it happened to me good luck in your new home

[Curtisbwp]

We are closing on a Designer house of new construction. I have heard the developer’s new house warranty works well.

With the developer’s warranty, how careful should I be during the walk through with the builder on the day of closing to spot problems?

What areas should I pay particular attention?

I have owned several houses. NEVER di I think of checking electric outlets. Well the most recent NEW house in the Villages, after close to a year in my wife decided to plug in a light in the entry way. Well, there was no power to this outlet!! I called TV and they sent out an electrician and he rectified the incorrect wiring. Had I waited one more week it would have been my problem.