A first-time homebuyer in California said a builder made it difficult for them to get a home inspector scheduled and even suggested doing an inspection 11 months after they already moved in.
The builder wanted their independent inspection to happen while the new house was still incomplete, with carpet and baseboards missing and the water turned off. The superintendent's fallback suggestion was to wait until the 11-month warranty point for the next substantive inspection.
Here's what to know
In a Reddit thread, the buyer said they had told the builder from the outset that they planned to use an independent inspector. The superintendent emailed asking for an inspection, and the buyer booked one, only for the inspector to arrive before major parts of the home were finished.
As the buyer described it, there was "no carpet, missing baseboards, and no water," so the inspector was unable to complete a full review.
The buyer said the superintendent then told the inspector that the builder had actually advised against inspecting that week and preferred a return visit after the carpet went in.
The superintendent said there was "no wiggle room" and warned that any inspection after the builder's internal final walkthrough would push back closing. The original poster was not satisfied with that suggestion and wrote, "The water being off was the part that got me since plumbing is one of the main things I wanted checked."
TCD Picks » Quince Spotlight
💡These best-sellers from Quince deliver affordable, sustainable luxury for all
Commenters noticed the red flags and warned against going with what the superintendent suggested. "Do not let them rush you. … A local agent can keep that timeline firm," one user wrote, while another argued, "That's not a real choice; it's 'inspect the skeleton or trust us for 11 months.'"
More background
Commenters were also concerned that the buyer had not received a formal pre-drywall inspection, which many described as one of the key checkpoints in new construction.
Once the walls are closed, framing, plumbing runs, and other systems are hidden from view and become much harder to assess.
The OP said they had done their own framing walk and recorded issues such as "staining and split studs," then brought those concerns to the builder. By the time the inspection dispute happened, those areas were no longer visible.
Some users focused on what power the buyer had before closing. "Reread your purchase contract for the inspection and closing language," one said, adding that the builder's walkthrough timing was not something the buyer had agreed to.
Another commenter said: "Do not let them turn their scheduling screwup into your problem. You're entitled to a completed-home inspection before closing." Someone else reframed the issue of postponing closing as a builder problem, not a buyer problem, saying: "Why are you opposed to delaying the closing? That's basically your only point of leverage."
Without water, an inspector cannot evaluate plumbing or drainage, and closing before getting a full inspection could shift unresolved defects into warranty fights instead of getting them fixed before closing.
What can be done?
The buyer said they had already asked the sales representative to escalate the issue to management and proposed "the two days right after their final walkthrough" for a proper inspection of the completed home.
Commenters said the buyer should put requests in writing and build a paper trail. They noted closing should not happen until the buyer gets a final inspection and a written punch list, even if that means accepting a delay.
For others, commenters recommended staged inspections throughout the process: pre-drywall, pre-close, and another before the one-year warranty period ends.
Given the buyer's situation, commenters suggested checking for floors or walls that were not level, squeaks or movement, windows and doors that did not open and close properly, and outlets that failed when tested.
Other advice was more advanced, including, "Have a plumber scope out all the drains with a camera," checking whether toilets wobble, and looking for air-conditioning leaks. One commenter even recommended saving the drain-scope video to a USB drive for documentation before closing.
The buyer summed up their frustration, writing: "So I can inspect an unfinished house or wait until I've owned it for 11 months. Neither lets me review the finished home before closing."
Where can I learn more?
Disputes over homes and property changes come up all over.
• In one neighborhood, before-and-after photos sparked outrage over a sprawling house expansion.
• In the U.K., schemes designed to protect nature faced a threat from homebuilders.
• One homeowner returned to discover a devastating scene after a mature tree was cut down.
• During escrow in Hawai'i, buyers learned a neighbor was cutting trees for an ocean view.
Get TCD's free newsletters for easy tips, smart advice, and a chance to earn $5,000 toward home upgrades. To see more stories like this one, change your Google preferences here.
