Should my buyer get an inspection on a new build?

Always get the inspection. The $500 is the cheapest insurance your buyer will ever pay on a half-million-dollar purchase. The warranty and the inspection serve completely different purposes.

City inspections check code compliance at specific construction stages — they don't check finish quality, cosmetic defects, or whether systems were installed correctly. A builder's warranty covers defects the builder agrees are defects, on the builder's timeline. An independent inspection catches what neither of those will: a water heater installed incorrectly, grading that slopes toward the foundation, missing attic insulation, HVAC ducts that aren't connected, or plumbing that passes pressure testing but has a slow leak behind drywall. These are real issues that show up in brand-new homes. The builder wants to deliver a quality product — an inspection helps both sides by catching problems before they become warranty claims.

The inspection costs $400-600. A missed grading issue can cause $10,000+ in foundation damage within two years. A disconnected HVAC duct wastes $100/mo in energy. A slow plumbing leak behind a wall turns into mold remediation at $5,000-15,000. Your buyer's warranty may cover some of this — but filing a warranty claim 8 months after closing is far more disruptive than catching it before the keys change hands.

Schedule a pre-closing inspection with an inspector who specializes in new construction — they know what to look for in new builds vs. resales. Also schedule an 11-month warranty walk-through inspection before the first-year warranty expires. Tell your buyer: 'The inspection isn't because the builder did something wrong. It's so we document the home's condition at delivery and catch anything the construction crew missed. The builder benefits from this too — it's easier to fix things now than after you've moved in.'