Yes. A brand-new home in San Antonio, New Braunfels, or Boerne should still get an independent inspection, and ideally more than one. City inspectors check for building-code compliance, and a VA or FHA appraiser checks value and basic property standards, but neither one works for you or checks the home the way a TREC-licensed inspector does. Texas contracts give you the right to hire your own inspector, so plan for phase inspections during the build and a final walk-through before closing. Here’s how it works and when to schedule each one.
Brock Bremmer | U.S. Air Force Reserves Veteran | Real Estate Agent | eXp Realty | San Antonio Metro Area
New Construction and VA Buyer Specialist
Also see: VA Loans on New Construction | New Construction Financing | Buying New Construction in San Antonio
Doesn’t the City Already Inspect a New Home?
Inside city limits, yes, for code compliance. Cities such as San Antonio, New Braunfels, and Boerne issue building permits and inspect at set stages before a certificate of occupancy. That’s a real safeguard, but it has limits:
- Code is a minimum: A code inspector confirms the work meets the adopted code at that stage. They aren’t checking finish quality, whether the builder followed your selections, or whether a door sticks
- Time on site is short: Municipal inspectors cover many homes a day. Your inspector spends hours on one house
- Outside city limits: Many new communities around Boerne, New Braunfels, and west and north Bexar County sit in unincorporated areas. County inspection rules there are more limited than inside a city, so ask the builder who inspects the foundation, framing, and final, and ask for the reports
Isn’t the Appraisal an Inspection?
No. VA says it plainly: “VA appraisers are not home inspectors,” and the VA loan program “guarantees your loan, not your home’s condition.” A VA appraiser gives an opinion of value and checks minimum property requirements. VA “strongly recommend[s]” a separate inspection on every purchase. The same idea applies to FHA and conventional appraisals. They protect the lender’s collateral, not your punch list.
What Does a Texas Contract Say About Inspections?
The Texas Real Estate Commission’s New Home Contract for homes still under construction (TREC No. 23-20) says the seller must give access “at reasonable times” and that the buyer “may have the Property inspected by inspectors selected by Buyer and licensed by TREC or otherwise permitted by law.” It also includes an optional termination option period, the same tool resale buyers use.
Many large builders use their own purchase agreement instead of a TREC form. Read the inspection section before you sign. Look for:
- Access rules: Whether third-party inspectors are allowed during construction, how much notice is required, and whether the inspector must carry insurance
- Timing limits: Some contracts only allow access at certain stages or near the end
- Termination rights: Whether you have an option period, and what happens to your earnest money if inspection results are bad
- Warranty terms: TREC’s form says the seller makes no other express warranties except as written in the contract, a separate writing, or the law, and assigns manufacturer warranties at closing. Get the builder’s written warranty before you sign
When Should You Schedule New Construction Inspections?
A common sequence looks like this. Your inspector will tell you which phases they offer and what each one costs.
Phase 1: Pre-pour foundation
Before concrete goes in, an inspector can look at the forms, plumbing rough-in, and the post-tension cables or rebar. Once the slab is poured, that’s buried for good. It’s the hardest phase to time, because pours get scheduled fast, so ask your builder’s superintendent for a heads-up.
Phase 2: Pre-drywall (framing)
This is the one most buyers do if they only do one phase inspection. Framing, window flashing, plumbing, electrical, HVAC ducts, and connections are all visible before insulation and drywall cover them.
Phase 3: Final inspection
Schedule it after the home is complete and before your builder walk-through, so you can bring the report to that meeting. Expect items like grading and drainage, attic insulation, roof details, appliance function, and cosmetic touch-ups.
Phase 4: Warranty inspection, around month 11
VA notes that “most builders’ warranties cover defects for at least 12 months.” An inspection shortly before the first-year coverage ends gives you one organized list to submit while it still applies.
How Do You Turn an Inspection Report Into Repairs?
- Send it in writing: Email the report to your sales consultant and the construction manager. Ask for a written response on each item
- Re-check before closing: Confirm the corrections at your final walk-through. Photos help
- Keep records: VA’s guidance for new-home problems is to keep “all communications, including dates, times, and who you communicated with,” plus photos and inspector reports
- Know the Texas notice rule: TREC’s new-home contract includes a statutory notice about Chapter 27 of the Texas Property Code. If a construction defect isn’t corrected, you must send the contractor written notice by certified mail at least 60 days before filing suit or starting arbitration, and give them a chance to inspect and fix it if they ask. Talk with a Texas attorney before you get to that point
Want to Hear the Questions I’d Ask a Builder?
I walk through five of them in 5 Questions You MUST Ask Before Buying a New Construction Home in San Antonio on my YouTube channel. Inspection access is one of the first things I check in any builder contract.
Frequently Asked Questions: New Construction Inspections in Texas
Do I need a home inspection if the house is brand new?
Yes. City inspectors check code compliance, and appraisers check value and basic property requirements. Neither works for you. A TREC-licensed inspector you hire can catch workmanship and installation issues while the builder can still fix them before closing.
Can a builder stop me from bringing my own inspector?
It depends on the contract. TREC’s New Home Contract lets the buyer use a TREC-licensed inspector with access at reasonable times, but many builders use their own agreements with different access rules. Read that section before you sign, and ask for any limits in writing.
Ready to Buy New Construction in San Antonio, New Braunfels, or Boerne?
Brock Bremmer with eXp Realty is a U.S. Air Force Reserves veteran who has helped buyers and sellers close 120+ homes across the San Antonio metro. He reviews builder contracts for inspection access, helps schedule phase inspections, follows up on punch lists, and coordinates VA, FHA, or conventional financing.
- 📞 Call or text: 210-501-5088
- 📧 Email: [email protected]
- 📅 Schedule a free consultation
Also see: VA Loans on New Construction | The Texas Option Period | Briggs Ranch Buyer’s Guide | Veramendi Buyer’s Guide | Esperanza Buyer’s Guide
Sources: TREC New Home Contract (Incomplete Construction), No. 23-20; VA, how to resolve a dispute with your builder; VA, buying a home with a VA-backed loan; Texas Property Code Chapter 27; Texas Occupations Code Chapter 1102 (inspectors); Texas Real Estate Commission license search.