Post-Purchase Home Inspections — and the 11-Month Rule for New Construction

If you waived the inspection to win your Naples home in a competitive offer, you’re not alone — and it’s not too late to get one. And if you bought new construction, an inspection is just as important: a brand-new home is not a guaranteed-perfect home. Tight build schedules, rotating subcontractors, and complex systems mean defects are common — and a recent survey found 65% of new-construction buyers uncovered issues once they finally had the home inspected (Real Estate Witch, 2022). The good news: most of those problems are fixable, and on a new home many are fixable on the builder’s dime — if you catch them in time.

This guide explains how a post-purchase inspection works, what new-construction defects to look for, how the builder’s warranty is structured, the Florida laws that back you up, and the single most valuable move most new-home buyers miss: the 11-month inspection.

Why this is suddenly so common

Two trends collided. First, in competitive years many buyers waived the pre-closing inspection to make their offer win — a reasonable gamble on price, but it leaves you owning a home you never had examined. Second, new construction boomed, and new doesn’t mean flawless: the same survey found roughly 9 in 10 new-home buyers dealt with premature repairs or maintenance after moving in, with HVAC, plumbing, and electrical leading the list.

A post-purchase inspection answers both. It won’t change the fact that the home is yours, but it gives you a clear, expert read on what to fix, in what order, and what to budget — and on a new build, what to send back to the builder under warranty. Knowledge is leverage, even when the only thing you’re negotiating with is your own to-do list.

New homes aren’t flawless: defects by system

A good inspector evaluates every major system. Here’s where new-construction problems most often turn up — and why.

System	Typical defects	Why it happens
Structural	Foundation cracks, uneven floors, framing gaps	Poor soil prep/fill and compaction; rushed framing. Can bind doors and crack walls as it settles.
Roof & exterior	Missing/loose shingles, poor flashing, siding/seal gaps	Hurried installation or low-grade materials; leads to leaks and moisture intrusion.
Plumbing	Leaking fittings, low/high pressure, wrong drain slope	Faulty connections or slope; hidden leaks cause mold and damage behind walls.
Electrical	Ungrounded or reversed outlets, missing GFCI/AFCI, overloaded circuits	Wiring done fast or out of sequence; a genuine shock and fire hazard.
HVAC & insulation	Wrong-sized units, duct leaks, thermostat faults, insulation gaps	Cuts comfort and efficiency; in our climate, drives moisture problems. See clogged AC drains.
Interior finishes	Drywall cracks, misaligned doors/windows, paint blemishes	Cosmetic and settling effects — minor, but they’re warranty items in year one.

Older homes have their own predictable trouble spots — our guide to common problems in older Florida homes covers those in depth.

How the builder’s warranty actually works

Nearly every new home comes with a limited builder warranty, and most follow the industry “1-2-10” structure. Knowing the boundaries tells you exactly when to act.

The 11-month inspection: the move most buyers miss

Here’s the single most valuable tip in this guide. Most builder workmanship coverage lasts one year from closing — and many defects (settling cracks, slow leaks, HVAC imbalances, grading and drainage issues) only reveal themselves after months of living in the home. So the pros schedule a full inspection at about the 11-month mark, roughly 30 days before that first-year warranty expires.

Your Florida backstops if the builder won’t fix it

Most reputable builders fix legitimate warranty items quickly — they want happy customers and referrals. But it helps to know the protections Florida law gives you. (This is general information, not legal advice — for a specific dispute, talk to a construction attorney.)

• An implied warranty. Beyond anything you sign, Florida courts have long recognized an implied warranty of fitness and merchantability from the builder of a new home (overview of your rights).
• A written limited warranty. Most builders add the express 1-2-10 warranty above (how builder warranties are structured).
• A claim clock. Since 2023 (SB 360), you generally have 4 years from when a defect is discovered to bring a construction-defect claim — and no more than 7 years from the home’s certificate of occupancy or completion no matter what (the “statute of repose”), per Fla. Stat. §95.11.
• A notice-and-repair step. Before you can sue, Florida’s Chapter 558 requires you to give the builder written notice of the defects and a chance to inspect and offer to repair or pay — generally at least 60 days’ notice. It’s a “right to cure” built into the law.
• A last-resort fund. If a licensed contractor caused your loss and won’t make it right, Florida’s Homeowners’ Construction Recovery Fund (administered by the DBPR) can reimburse actual damages up to $25,000 after you obtain a judgment or board order (Florida Bar Journal explainer).

How to document and submit a warranty claim

Whatever the inspection finds, the way you report it matters. Treat it like a punch list under contract:

1. Match findings to your warranty. Go through the inspection report and flag each item against your warranty's coverage and time limits, so you're claiming what's actually covered.
2. Put the request in writing. Email is fine to start, but for anything significant, send a dated letter listing each defect — with the inspector's photos — by certified mail so you have proof of what you reported and when.
3. Mind the deadlines. Submit before the relevant warranty tier expires (this is exactly why the 11-month timing matters), and follow any notice requirements in your contract or under Chapter 558.
4. Keep every record. Save all correspondence and note repair dates. Re-inspect completed work; if something's still wrong, document it and follow up in writing.
5. Escalate only if needed. Most warranties require mediation or arbitration before a lawsuit — use those first. Litigation is a last resort after the warranty and legal steps are exhausted.

Choosing the right inspector

Use a licensed, independent inspector — never one chosen or paid by the builder. Look for national certification (InterNACHI or ASHI), liability insurance, ongoing training, and specific new-construction experience, since new homes and their systems differ from resale homes. A good inspector hands you a thorough, photo-documented report and walks you through the findings in plain language rather than just emailing a PDF.

Fees are modest — typically a few hundred dollars, and phase inspections (foundation, pre-drywall, final) usually run only $150–$200 each. I keep a short list of inspectors I trust in my recommended vendors, and our what a home inspection includes post covers the full scope.

The math: a few hundred dollars vs. thousands

Your new-home checklist

• Inspect before closing if you possibly can — that's still the gold standard
• If you waived it, book a post-closing inspection right away
• Attend the inspection; ask questions and take your own photos
• Read the builder's warranty and note every deadline
• Submit covered defects in writing, with photos, by certified mail
• Schedule the 11-month warranty inspection ~30 days before year one ends

The bottom line

A post-purchase inspection — and, for new construction, a follow-up at month 11 — is one of the highest-return moves a Naples buyer can make. It converts hidden risk into a clear plan, and on a new home it often shifts the cost of repairs from your wallet to the builder’s, exactly as your warranty intends.

Your home is one of the largest investments you’ll ever make. If you’ve recently bought in the Naples area and want a trustworthy local inspector — or you’d just like to talk through what to prioritize and how to approach your builder — reach out anytime. Happy to help, no pressure.

References & further reading

• Real Estate Witch — new-construction buyer survey (2022)
• 2-10 Home Buyers Warranty — how builder “1-2-10” warranties work
• Florida Statutes — §95.11, limitations & statute of repose
• Nolo — new-home construction defects in Florida: your rights
• The Florida Bar Journal — Homeowners’ Construction Recovery Fund
• InterNACHI and ASHI — finding a certified inspector