The STS new-construction service currently describes a pre-closing review. Confirm the proposed appointment’s scope rather than assuming every construction phase is offered or included.
Pre-drywall inspections: visibility has a deadline
Before finishes conceal framing and building services, a separately scoped inspection may provide views unavailable after completion. Its usefulness depends on construction progress, safe access, the inspector’s qualifications, and the work actually exposed. Ask the builder when the relevant stage will be ready and when it is scheduled to be covered. Ask the proposed inspection provider which systems it evaluates at that stage and whether the service is available. Do not book solely around the phrase “before drywall” without checking readiness. An early inspection is not a substitute for later operational review. Equipment may not be connected, fixtures may not be installed, and weather protection may be incomplete. The record should identify the stage and avoid implying that unfinished systems were tested. Do not enter an active construction site without permission or attempt to inspect exposed wiring or unstable areas yourself. The builder and inspection provider should coordinate suitable access and safety arrangements.
Completion inspections: test what is ready to operate
A completion or pre-closing visit is most useful when the agreed systems are installed, utilities are safely available, and the home can be evaluated without ongoing work interfering with observations. Confirm that relevant doors, attic entries, mechanical spaces, electrical equipment, and plumbing fixtures are accessible. Ask whether cooling, heating, irrigation, pool equipment, or other seasonal systems can operate under the conditions expected that day. Do not accept “new” as a substitute for “tested.” If a system is disconnected, incomplete, or unavailable, the report should say so. The next step may be builder completion followed by a defined reinspection or specialist test. Weather-related limitations also apply to new equipment. A cold-weather visit may not establish cooling performance. Discuss how that unresolved operating mode will be handled with the builder and your representatives.
A readiness checklist to send before the visit
1. Confirm permission for the independent inspection and the agreed date. 2. Identify the buildings and optional services included in the proposal. 3. Ask which work will remain incomplete at that time. 4. Arrange safe utility availability through the responsible professionals. 5. Confirm access to relevant spaces and normal system controls. 6. Request available plans, equipment information, and installation records relevant to the inspection. 7. Agree on the process for submitting findings and receiving the builder’s response. 8. Leave time for appropriate verification of completed corrections. This checklist is a coordination aid, not a construction acceptance standard. The provider should explain any additional requirements for the particular stage and scope.
Turn the report into a precise completion list
Group items by location and responsible trade. Preserve the inspector’s wording and photographs rather than replacing a technical observation with a vague label such as “fix plumbing.” Ask the builder to respond with the proposed correction or explanation, the expected completion date, and the person responsible. Where a finding requires specialist evaluation, obtain that evaluation rather than substituting an unsupported reassurance. Some findings may be resolved by clarification or records. Others may require physical correction or additional testing. Keep the distinction visible so a document upload is not mistaken for a completed repair and a cosmetic touch-up is not mistaken for correction of an underlying issue. The STS sample-report page provides a format preview. Ask how a return visit, if requested, will reference the original findings and identify any items that remain unverified.
Warranty-stage inspections: work backward from actual
deadlines
After occupancy, a separately arranged inspection may help document concerns before a relevant builder-warranty deadline. The useful date depends on the actual warranty and contract, not a universal month that applies to every purchase. Ask your attorney to explain notice requirements, covered items, exclusions, and deadlines. Ask the inspection provider whether a warranty-stage service is available and what it includes. Do not assume a general inspection automatically preserves a claim or extends a warranty. Keep a dated list of symptoms during occupancy: a room that does not heat as expected, recurring water marks, a door that changes operation, or a fixture that intermittently leaks. Photographs and service records can help the evaluating professional understand the history.
Hidden work remains hidden after completion
An independent inspection cannot reconstruct every concealed construction detail. Framing, flashing, waterproofing, insulation, and utility connections may no longer be visible. Where a particular concealed detail is important, ask whether records, construction photographs, manufacturer documentation, or specialist evaluation can address it. Do not treat a general thermal scan or a clean-looking finish as proof of every hidden assembly. Likewise, underground waste piping may require a separately selected sewer scope. New fixtures and functioning drains do not provide an interior view of the buried route.
Illustrative example: incomplete cooling at the first visit
Suppose an independent pre-closing inspection occurs while a cooling system is not ready for operation. The report records the limitation. The builder later completes the installation and supplies a startup document. The buyer can ask what the document establishes, whether a specialist or return visit should verify the unresolved concern, and how that fits the purchase timeline. The original report should not be rewritten to imply the system operated during the earlier appointment. This is a hypothetical example, not an STS case history.