Quick Answer
A new construction inspection in Grand Blanc, MI runs in two phases. Pre-drywall happens after framing, electrical rough-in, and plumbing rough-in are complete but before insulation goes up. The 11-month warranty inspection happens just before your builder warranty expires at the 12-month mark. Both are independent of the builder, both produce a written report, and both routinely find issues the builder missed.
Why You Still Need an Inspection on a New Build
Builders in Grand Blanc, Fenton, Davison, Linden, and Goodrich are running tight schedules. Subcontractors rotate through the site, the GC is juggling 30 homes at once, and the municipal inspector is doing a code check, not a quality check. None of those people work for you. Independent inspection isn't an insult to the builder; it's an extra set of trained eyes on the largest purchase of your life.
We see the same defects show up in subdivision after subdivision across Genesee County:
- Missed nailing patterns on shear walls
- Plumbing strap-outs done with the wrong fastener
- HVAC trunk lines crushed against ductwork
- Insufficient kick-out flashing where roofs meet sidewalls
- Garage-to-living-space firewall penetrations not sealed
- Bath fans venting into the attic instead of through the roof
- Footing drains backfilled with the wrong material
None of those will fail a code inspection. All of them cause problems within five years.
The Pre-Drywall Inspection
Once the rough-in trades have signed off and before insulation crews show up, we walk the home with the framing, mechanical, and electrical systems fully visible. This is the only chance you'll ever have to see what's actually behind your walls.
What we check:
- Framing. Headers, beams, hangers, blocking, missed studs at openings, jack-and-king post details. We look for engineered drawings on site and verify the build matches.
- Roof structure. Truss bracing, ridge support, valley framing, and any field modifications. Truss alterations are common and rarely engineered.
- Plumbing rough-in. Slope on drain lines, vent terminations, copper-to-PEX transitions, anti-scald protection, hose bib placement.
- Electrical rough-in. Box fill, wire protection, AFCI/GFCI placement, panel labeling, garage and exterior receptacle locations.
- HVAC rough-in. Trunk sizing, duct support, return locations, condensate handling.
- Building envelope prep. Window flashing, weather-resistant barrier laps, kick-out flashing, head flashing.
- Foundation and waterproofing. Damp-proofing coverage, foundation drain installation, backfill condition.
We deliver photos and notes the same day so the builder can fix items before insulation, drywall, and trim hide them forever.
The 11-Month Warranty Inspection
Most production-builder warranties last 12 months on workmanship and materials. After that, a long list of items shifts from the builder's responsibility to yours. An 11-month warranty inspection identifies everything that needs builder attention while it's still on their dime.
Common 11-month findings in Genesee County subdivisions:
- Drywall cracks at corners and over openings, settling-related
- Caulk separation in tubs, showers, and exterior trim
- Doors that have shifted out of square
- Roof shingle issues from wind events that look like normal wear
- Grading that has settled and now slopes toward the foundation
- HVAC issues that only show up in extreme heat or extreme cold
- Concrete cracks in driveways, garage slabs, and basement floors
Documenting each one with photos and a written report gives you a clean punch list to hand the builder. They can dispute one or two; they have a much harder time dismissing 25 items in a written report.
Cost of New Construction Inspections in Grand Blanc
Most builders price new construction inspections similarly to a regular home inspection, with size as the main variable. In our area:
- Pre-drywall inspection: typical price $400 to $500 for homes 1,800 to 3,200 square feet
- 11-month warranty inspection: typical price $400 to $550
- Bundle pricing available if both are booked together
Compared to even a single covered repair on the punch list, the inspection pays for itself many times over. See our home inspection cost guide for full pricing context.
What Builders Will and Won't Do
Reputable Genesee County builders welcome independent inspections. They'd rather fix something at rough-in than at year five. A few national-tract builders push back, especially on pre-drywall access. If your contract has a no-third-party-inspection clause, talk to your real estate agent before signing. We've never been turned away on a Mid-Michigan custom build, and only occasionally on tract builds.
Related Reading
- How Much Does a Home Inspection Cost in Michigan?
- What Fails a Home Inspection in Michigan?
- Pre-Listing Home Inspections, A Smart Move for Sellers
- Moisture, Mold, and Your Home, A Professional's Guide
- Radon Testing in Michigan, A Spring Guide
FAQ
How early should I book a pre-drywall inspection? Schedule with us as soon as your builder gives you a framing complete date. We need 5 to 7 days notice to fit it in before insulation. Builders often run faster than the original schedule, so check weekly.
Can the builder be present during the inspection? Yes, and we encourage it. Most builders learn from the walk and appreciate the documentation. We're not adversarial; we're thorough.
Do I still need radon testing on a new build? Yes. Most of Genesee, Lapeer, Shiawassee, and Oakland County sits in EPA Radon Zone 1 or 2, and new construction does not lower radon risk. See our radon testing in Flint, MI page.
What if my builder refuses an 11-month inspection? They can't stop you from inspecting your own home. They can refuse to do warranty work after month 12. The inspection just gives you a documented list inside the warranty window.
Should I do both pre-drywall and 11-month? If budget allows, yes. They catch completely different issues. Pre-drywall catches what gets hidden; 11-month catches what surfaces over a full season cycle.
Schedule Your New Construction Inspection
We inspect new builds across Grand Blanc, Fenton, Davison, Linden, Goodrich, Holly, and the rest of Genesee, Lapeer, and Oakland County. Call or text (810) 423-2360 to book, or learn more on our pre-drywall inspection and 11-month warranty inspection pages.