Buying a new construction home can feel reassuring. Everything is new, unused, and under warranty. But new does not mean perfect. In fact, many of the biggest issues buyers face on new builds happen because they assume inspections and walkthroughs work the same way they do on resale homes.
If you’re buying a new build in Denver or the surrounding North Denver suburbs, here’s what you need to know about inspections, final walkthroughs, and the closing surprises most buyers don’t expect.
Yes. Every time.
New construction homes are built by humans, on tight timelines, often with multiple subcontractors rotating in and out. Mistakes happen. The difference is that many of those mistakes get covered up as the home is completed.
That’s why we recommend two inspections on new builds, not one.
This happens before insulation and drywall go in. It allows an inspector to review:
Once drywall is installed, these issues are no longer visible. A pre-drywall inspection is your only chance to catch them early.
This inspection occurs close to completion and focuses on:
In the Denver metro area, buyers typically spend around $900–$1,300 total for both inspections, based on local inspectors we regularly work with. Compared to the cost of the home, this is one of the smartest investments you can make.
Builders will often say the home has already been inspected. That’s usually true, but it’s important to understand the difference.
Builder inspections are done to meet the builder’s standards and timeline. Buyer inspections are done to protect you.
An independent inspector works for you, not the builder. They document issues clearly, provide written reports, and help create a paper trail. That documentation is critical, because builders typically only fix issues that are:
If something is missed or submitted late, the responsibility often shifts to the buyer.
One of the biggest misconceptions with new builds is the final walkthrough.
Many buyers think the final walkthrough is when problems get fixed. In reality, it’s when you verify what has already been addressed.
By the time you reach the walkthrough:
During the walkthrough, your job is to:
If something new is discovered, it usually goes on a punch list. That does not guarantee it will be fixed before closing.
Even when everything is handled correctly, new builds come with realities that can surprise buyers at closing.
Some of the most common include:
None of these automatically mean something went wrong. They are simply part of how new construction works, especially in Colorado’s climate and building schedules. The key is knowing about them ahead of time so expectations are set properly.
The buyers who have the smoothest experience with new construction do three things well:
With the right planning and guidance, new construction can be a great option. Without it, small oversights can turn into long-term frustrations.
If you’re buying a new construction home in Thornton, Westminster, Broomfield, Lafayette, Louisville, or anywhere in the North Denver suburbs, we help buyers navigate inspections, walkthroughs, and closing so there are no surprises.
If you want the inspection checklist and final walkthrough worksheet we use with our buyers, check it out here: https://www.canva.com/design/DAG76V3Qqh8/6Muo4t6C1LfhMaVjqEFWlA/view?utm_content=DAG76V3Qqh8&utm_campaign=designshare&utm_medium=link2&utm_source=uniquelinks&utlId=hf397839e9c
The next guide covers new construction warranties and what happens after move-in.
Tired of renting? Ready to set some roots? Have you outgrown your current home? Did you get a new job and need a better commute? Do you need a new layout, or have too much house and are looking to downsize?
