Buying a brand-new home in Orlando should feel exciting — and it should also feel protected. Yet one of the most common and costly mistakes new construction buyers make is skipping the home inspection. The assumption? If it's new, it must be perfect. The reality in Central Florida is very different.
New construction homes throughout the Orlando metro — from Lake Nona and Horizon West to St. Cloud and Clermont — regularly have defects that aren't caught by the builder's own team or city inspectors. An independent new construction home inspection is the only way to know what you're actually buying before you sign the final paperwork.
Quick Takeaways:
- New construction homes in Orlando frequently have defects — even from reputable builders
- City inspectors check code compliance, not your best interests
- An independent inspection before closing gives you leverage to request repairs
- Already closed? An 11-month warranty inspection may still protect you
Why New Construction Homes in Orlando Still Need Inspections
Many buyers assume that because a home is new, it's been thoroughly checked. In reality, there are two types of inspections that happen before you close on a new build — and neither one fully protects you.
Builder's quality control inspections are performed by the construction company's own team. They have an interest in moving quickly and keeping costs down. They're not inspecting on your behalf.
Municipal code inspections are performed by city or county inspectors who verify the home meets Florida Building Code minimums. These inspections happen at various stages of construction — framing, rough electrical, rough plumbing — and they're checking for code violations, not workmanship quality or your long-term interests as a buyer.
An independent home inspector hired by you works exclusively for you. Their job is to find everything that's wrong or substandard so you know what you're walking into before closing day.
Common Defects Found in New Construction Homes in Central Florida
In Orlando and the surrounding Central Florida market, new construction inspections routinely turn up issues across every major system. Some of the most common findings include:
- HVAC issues: Improperly sized systems, missing refrigerant, disconnected ductwork, and improper drainage are frequent in Florida's climate where HVAC is the most critical system in the home.
- Plumbing defects: Missing cleanout caps, improper venting, slow drains from debris left in lines during construction, and water heater installation issues.
- Electrical problems: Reversed wiring, open grounds, improper GFCI placement, and breaker panel issues that passed code but still present safety risks.
- Roof and attic concerns: Missing or improperly installed roofing felt, inadequate attic ventilation, and flashing issues — all particularly important given Florida's hurricane exposure and intense summer storms.
- Stucco and exterior: Hairline cracks, improper caulking around windows and penetrations, and drainage grading that directs water toward the foundation instead of away from it.
- Moisture intrusion: Florida's humidity makes moisture management critical. Inspectors check for gaps in the building envelope, improperly installed windows, and any signs of water intrusion that can lead to mold.
These aren't rare edge cases. They show up regularly in new construction across Orlando, Osceola County, Lake County, and beyond. The Simplispect team has inspected hundreds of new builds throughout Central Florida and consistently finds actionable items for buyers — even in developments from major national builders.
What Happens During a New Construction Home Inspection
A new construction home inspection follows the same comprehensive process as a resale inspection. Your inspector will evaluate:
- Roof covering, flashing, gutters, and fascia
- Exterior walls, windows, doors, and grading
- Foundation, slab, and visible structural components
- Electrical panel, wiring, outlets, and switches
- Plumbing supply and drain lines, fixtures, and water heater
- HVAC system — equipment, ductwork, and air handler
- Attic insulation and ventilation
- Interior — walls, ceilings, floors, doors, and windows
- Garage doors, openers, and attached structures
You'll receive a detailed written report with photos documenting every finding. This gives you a clear, documented list to present to your builder and request corrections before your final walkthrough. Builders are generally far more responsive to repairs before closing than after.
To book your new construction inspection, you can schedule online or call directly — inspections are typically completed within a few hours and reports delivered same day.
The 11-Month Builder Warranty Inspection: Don't Miss This Window
If you've already closed on a new construction home in Orlando, you likely still have a one-year builder workmanship warranty. Most major builders in Central Florida — including D.R. Horton, Lennar, Pulte, and Meritage — include a 12-month warranty on workmanship and materials.
Scheduling an inspection at the 11-month mark gives you one final opportunity to identify defects and submit warranty claims before the coverage expires. Items that may have been undetectable at closing — settlement cracks, HVAC performance issues, slow drains — often become apparent after a full year of use through Florida's weather cycles.
An 11-month inspection is one of the highest-value inspections available to new construction buyers. The cost of the inspection is minor compared to the cost of out-of-pocket repairs once the warranty window closes. Learn more about all our inspection services at the Simplispect blog.
Book Your New Construction Home Inspection in Orlando
Simplispect serves buyers throughout Orlando and Central Florida, including Orange, Osceola, Lake, Seminole, and Polk counties. We inspect new construction homes, resale homes, condos, and investment properties with same-day reports and straightforward communication.
If you're buying a new build in the greater Orlando area and want an inspector who is working for you — not the builder, not the municipality — contact Simplispect today.
Call or text: (407) 908-3845
Email: jesse@simplispect.com
Book online: simplispect.com/book
Frequently Asked Questions
Do I need a home inspection on a new construction home in Florida?
Yes. New construction homes in Florida are not exempt from defects. City inspectors check code compliance, but they work for the municipality — not you. An independent home inspection from a licensed Florida inspector protects your interests and identifies issues the builder may have missed before you close.
What is the difference between a city inspection and a private home inspection on a new build?
City inspectors verify that the home meets minimum building code requirements. A private home inspector hired by you performs a comprehensive evaluation of all major systems — electrical, plumbing, HVAC, roof, structure, and more — looking for defects, safety hazards, and workmanship issues that may not violate code but still affect you as the buyer.
When should I schedule a new construction home inspection in Orlando?
Ideally, schedule your inspection before closing — after the home is substantially complete but while the builder still has time to make corrections. If you've already closed, schedule an 11-month builder warranty inspection before your one-year workmanship warranty expires. Simplispect serves buyers throughout Orlando and Central Florida. Call (407) 908-3845 to book.