Buying a New Build in California? Why Homebuyers Shouldn’t Skip Inspections—Even When Builders Push Back

Buying a New Build in California? Why Homebuyers Shouldn’t Skip Inspections—Even When Builders Push Back

Shopping for a brand-new home in California should feel exciting—until a builder tells your client they can't inspect the roof or access the crawl space. That’s when things get complicated, and as an insurance agency that works closely with real estate professionals and home inspectors, we’re here to tell you: this isn't just inconvenient. It's a risk.

Let's break down why buyers must insist on third-party inspections during new construction—even when builders resist—and what to do when access is limited.

Builders Are Limiting Inspections. Is That Normal?

Yes—and it's a growing trend. Many builders in California and beyond are making it harder for homebuyers to bring in their own inspectors before closing.

Common restrictions include:

  • No access to the roof (builders cite warranty concerns)
  • No entry to the crawl space or attic
  • Limiting inspectors to visual-only walkthroughs

Is it a red flag? Absolutely.

These are the two most structurally critical areas of a home. If your client can’t verify the condition of the roof or foundation before closing, they may be buying unknown defects they can’t afford to fix later.

Why Independent Inspections Matter

A builder's inspector works for the builder. Your client's independent inspector works for them.

Here’s what a good new-build inspection package looks like:

1. Pre-Drywall Inspection

This is a critical stage where inspectors can view framing, HVAC, plumbing, and electrical—before it all gets covered up.

2. Pre-Close Inspection

Once the home is "finished," this inspection checks for everything from incomplete finishes to code violations to outright safety hazards.

3. 11-Month Warranty Inspection

This happens before the builder's 1-year warranty expires. It gives homeowners a final opportunity to have things fixed on the builder's dime.

What Happens When Roof or Crawl Space Access Is Denied?

If roof access is blocked, ask:

  • Can the inspector use a drone?
  • Can they view the roof from a ladder at the eaves?

If crawl space access is denied:

  • Can the inspector use a crawl bot or telescoping camera?

These workarounds aren’t perfect, but they can uncover defects builders hope no one sees.

As for attics? There’s no good reason to deny attic entry. Attics often contain:

  • Faulty ductwork
  • HVAC install errors
  • Broken trusses
  • Electrical hazards

If your buyer can’t see these things now, they’re stuck dealing with them after the deal closes.

Why This Is a Dealbreaker for Some Buyers

In today's market, buyers walk away from great-looking homes simply because they can’t get adequate inspections. Here’s what we’re hearing:

“They told me no crawl or roof access. That’s the most important stuff. I’ll wait for the next phase instead.”

“We’re using a VA loan. There’s no way we’re going in blind.”

New construction doesn't equal perfect construction. We've seen:

  • Beer cans and debris in attics
  • Missing insulation
  • Botched HVAC installs
  • Leaky plumbing concealed behind walls

If your client can’t inspect, they can’t protect their investment.

Who Regulates This in California?

California has the Contractors State License Board (CSLB). They exist to protect consumers from negligent or unethical builders. Letting your client know that they can file a complaint with the CSLB can be a powerful motivator for cooperation.

You can also check whether CSLB has a published list of minimum workmanship standards—which may help hold builders accountable.

What Should You Do As a Real Estate Professional?

  • Encourage early and multiple inspections (especially pre-drywall)
  • Push back if access is denied—politely, but firmly
  • Use home inspectors who specialize in new construction and are equipped with drones, robots, and remote cameras
  • Remind clients that once they close, they own the problems

Want to Be Featured as a Trusted Home Inspector?

At Farmers Insurance – Young Douglas, we work closely with home inspectors and real estate professionals. If you help buyers navigate tricky new builds, we want to promote your business.

Our Referral Partner Program includes:

  • Featured mentions in blog posts like this
  • A professionally designed Referral Partner PDF with visual examples
  • Cross-promotion on social media and email
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