New Construction Inspections and Warranties in Georgia

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A brand-new house feels like it should be perfect. Most are very good. But every new home is built by people, often dozens of different trades working on a tight schedule, and small misses are normal. The goal of a new construction inspection plan in Georgia is to find those misses while they are easy and inexpensive to fix, and to understand your new home warranty before you need it.

Code inspections are not quality inspections

Every new home in Cobb, North Fulton, North DeKalb, Cherokee, Forsyth and Gwinnett goes through county or city building inspections at set stages. Those inspections matter. They confirm the home meets the minimum requirements of the building code.

Minimum is the key word. A county inspector typically has limited time at each house and is checking for code compliance, not for whether trim is tight, a shower pan slopes properly toward the drain, or insulation is fully filling every cavity. A private inspector you hire works for you and is looking at the home through your eyes.

The four inspections to plan for

1. Pre-pour or foundation inspection

Before concrete is poured for footings or a slab, an inspector can check forms, reinforcement, vapor barrier and any plumbing that will be buried. Not every buyer orders this one, and on a quick move-in home the moment has already passed. On a to-be-built home, it is worth asking about.

2. Pre-drywall inspection

If you only do one inspection during construction, make it this one. Once framing, rough plumbing, rough electrical, HVAC ductwork and usually insulation are in, and before drywall goes up, nearly everything that matters is visible. Inspectors look at framing and fasteners, window and door flashing, penetrations through the exterior, duct connections, plumbing supports and insulation coverage.

The window between insulation and drywall can be short. Make sure your contract allows private inspections, and ask the builder to notify you in writing when the home is ready.

3. Final inspection before closing

Schedule this a few days before your builder walkthrough. The inspector tests systems, appliances, drainage and grading, the roof, attic, exterior and the finished interior. Bring the report to the walkthrough so it becomes part of the punch list.

4. Eleven-month warranty inspection

Many builder warranties provide first-year coverage for workmanship and materials. An inspection around month eleven catches settling cracks, nail pops, door and window adjustments, grading changes and anything that only showed up after a full cycle of seasons, while there is still time to report it.

Final walkthrough and punch list

The builder walkthrough, sometimes called a new home orientation, is your formal chance to note anything that needs attention before closing. Treat it as a working session rather than a tour.

• Allow two to three hours and bring blue painter’s tape to flag cosmetic items
• Run every faucet, shower and appliance; flush every toilet
• Open and close every door, window and cabinet
• Test outlets, switches, garage door openers and the HVAC in each zone
• Walk the exterior: grading, downspouts, driveway, siding, caulking and paint
• Get the punch list in writing, with the builder’s signature and expected completion dates

If items will be finished after closing, make sure that is documented clearly before you sign.

How new home warranties work

Builder warranties vary, so the only document that truly answers your questions is the warranty your builder provides. Ask for it before you sign the purchase agreement. That said, many builders follow a typical industry structure:

Coverage	Typical term	What it usually includes
Workmanship and materials	1 year	Finishes, trim, drywall, paint, doors, cabinets, flooring, minor items
Systems	2 years	Plumbing, electrical, HVAC distribution
Structural	10 years	Load-bearing elements such as foundation, framing and beams

Many builders use a third-party company for the structural coverage. When that is the case, the structural claims process runs through that company, not the builder, and often has its own definitions and deductibles. Appliances and certain equipment are commonly covered by manufacturer warranties instead.

When reading a warranty, look for:

• How and where to submit claims, and whether claims must be in writing
• Response and repair timelines
• What is excluded, such as normal shrinkage, landscaping or homeowner maintenance items
• Whether coverage transfers if you sell
• Any dispute resolution or arbitration provisions

Georgia’s Right to Repair Act

Georgia law adds another layer. Under the Right to Repair Act, O.C.G.A. § 8-2-35 and following, a homeowner with a construction defect claim must serve the contractor with a written notice of claim at least 90 days before filing a lawsuit. The notice has to describe the defects in reasonable detail, and the contractor has an opportunity to respond and resolve the claim without litigation, which can include an offer to repair.

The law also requires contractors to give owners notice of this process when they enter into a contract for the sale or construction of a home. You will often find that language in the builder’s purchase agreement.

The practical takeaway: report problems in writing, keep records, and give the builder a real chance to make it right. For anything beyond routine warranty service, talk with a Georgia attorney about your rights and deadlines.

Documentation habits that help

• Photograph the home at each stage of construction, especially before drywall
• Keep every inspection report, punch list and warranty request in one folder
• Submit warranty claims through the builder’s official channel, not just in conversation
• Note dates: closing, the end of each warranty period, and when each claim was filed and resolved
• Keep the builder’s homeowner manual and follow its maintenance schedule, since some warranties exclude issues caused by skipped maintenance

How a buyer’s agent helps

Your agent should make sure your contract allows private inspections, help you time them, attend the walkthrough and follow up on the punch list until it is done. Wesley’s background is unusually helpful here. He started in a lumber yard at 16 and worked in custom construction before 30-plus years as a Realtor®, so he tends to know what he is looking at on a jobsite and which questions to ask the superintendent.

For the full buying process, see our step-by-step guide to buying new construction in North Atlanta, and if you are comparing financing offers, our article on builder incentives. More resources are on the new construction buyers page.

Frequently asked questions

Have a question about a home under construction?

Whether you are under contract on a to-be-built home or just starting to look at new home communities in North Atlanta, Wesley is happy to help you plan inspections and understand the warranty. Reach out here.

Sources

1. O.C.G.A. § 8-2-35, Resolution of Construction Defects, Legislative findings. law.justia.com
2. O.C.G.A. § 8-2-38, Procedure for actions subject to part (90-day notice of claim). law.justia.com
3. O.C.G.A. § 8-2-41, Notice to consumer required. law.justia.com