You only get a few chances to see behind the walls and verify that your new SouthPark home is built right. Those walkthroughs can feel fast and technical, especially if you are juggling a builder’s schedule and a closing date. You want confidence that the home is safe, dry, and code compliant, and you want a clear plan to get any issues fixed. This guide gives you a focused checklist for pre-drywall and final walkthroughs, what is cosmetic versus warrantable, and how to document a punch list that gets results. Let’s dive in.
Pre-drywall walkthrough: purpose and timing
Pre-drywall is your best opportunity to catch issues while they are still easy to fix. You can verify framing, rough plumbing, electrical, HVAC, and weatherproofing before insulation and drywall hide the details. Correcting problems here helps you avoid costly repairs or invasive work later.
Schedule your pre-drywall once framing and rough-ins are complete, but before insulation and drywall. This is often 4 to 10 weeks into construction, depending on the builder’s pace. Ask the builder to give you notice when the home hits rough-in, and confirm your inspector’s availability.
What to check before drywall goes up
- Structural and framing
- Wall and roof framing alignment, truss or rafter installation, proper fasteners, and framed openings for windows and doors.
- Beam and joist bearing points, and flashing where masonry meets framing.
- Fireblocking and firestopping at floors, concealed spaces, and party walls for townhomes.
- Roofing and weatherproofing
- Roof underlayment, flashing at penetrations and valleys, roof sheathing.
- Window and door rough openings with correct flashing and integrated water-resistive barrier, plus sill pans where applicable.
- Plumbing
- Supply and drain line materials and routing, secure mounting, proper drain slope, shutoff access, exterior hose bibs, pressure-reducing valves if used.
- Electrical
- Panel location and grounding, protected openings, outlet and switch heights, box mounting, dedicated circuits for appliances and HVAC.
- HVAC and mechanical
- Duct layout, returns and supplies, equipment mounting, and sloped condensate lines.
- Combustion air and venting for any fuel-burning appliances.
- Air sealing prep
- Top plates, penetrations, and transitions sealed to support a continuous air barrier.
- Safety systems
- Smoke and carbon monoxide detector rough-in, stair handrail and guard framing, egress window openings.
- Site and drainage
- Rough grading away from the foundation, swales and drains, retaining wall rough construction.
- Townhome specifics
- Party wall separation, sound attenuation where specified, and shared flashing details.
Who should attend and what to bring
Bring your agent, the builder superintendent, and a third-party inspector if possible. Many buyers hire an independent inspector for this step because it is far easier to correct hidden items now. Pack a flashlight, tape measure, level, outlet tester, notepad, printed checklist, and a phone for time-stamped photos and video.
What to document at pre-drywall
Request copies of rough-in inspection approvals if they are already on file. Confirm which office issued permits and will issue the Certificate of Occupancy, since SouthPark homes fall under the City of Charlotte or Mecklenburg County depending on location. Note each issue’s location, a concise description, and why it matters for code, safety, or performance.
Final walkthrough: purpose and timing
Your final walkthrough checks overall quality and confirms systems and appliances work before you close. Aim to do it in daylight and with utilities on within 7 to 10 days of closing, or as close to closing as possible. If a builder pushes the walkthrough to the day of closing, insist on a pre-closing visit so fixes can be scheduled.
If any items remain open at closing, get written timelines and warranty commitments. Document what will be done, by whom, and by which date.
Exterior and site checklist
- Roofing, gutters, and drainage
- Shingles and flashing complete, gutters and downspouts discharge away from the foundation, drainage slopes away from the house.
- Siding and paint
- Siding, brick, or stone finished, even paint coverage, clean trim lines.
- Hardscape and grading
- Driveways and walks sound, retaining walls stable, grading complete and not directing water to neighboring lots.
- Doors and windows
- Smooth operation, tight seals, weatherstripping present, screens installed, hardware intact.
Interior and systems checklist
- Walls, ceilings, and floors
- No significant cracks or paint runs, flooring secure and free from damage, grout and transitions finished.
- Cabinets and counters
- Doors and drawers align, soft-close where specified, countertops level and sealed, caulk at backsplashes.
- Appliances
- Cooktop, oven, dishwasher, microwave, disposal installed and tested; record model and serial numbers.
- Plumbing
- Test hot and cold at every faucet, flush toilets, check for leaks under sinks and at supply lines, confirm shower and tub drains.
- Electrical
- Test every outlet and switch, verify GFCI and AFCI where required, check light fixtures and fans, confirm panel labeling.
- HVAC and water heater
- Run heat and cooling, listen for abnormal noise, confirm thermostat operation and airflow, verify condensate management and pipe insulation.
- Safety
- Smoke and CO detectors present and operational, handrails secure, guards installed where required.
Paperwork to collect before closing
- Builder warranty packet and contact details for service.
- Appliance and equipment manuals and manufacturer warranties.
- Final inspection sign-offs, Certificate of Occupancy, and any as-built plans.
- HOA documents for townhomes, including maintenance responsibilities for shared elements.
Cosmetic vs. warrantable: how to prioritize
Cosmetic items are typical new-home punch-list issues like small paint touch-ups, minor trim dings, nail pops that do not signal movement, slight grout or caulk irregularities, and subtle texture differences. Builders often group these for a scheduled visit, usually within about 30 days.
Warrantable items affect safety, code, or function. Examples include water intrusion, improper flashing, nonfunctional HVAC, electrical hazards, missing party-wall firestopping, inoperable egress windows or doors, and drains that hold standing water. Builders are typically expected to address these promptly.
When in doubt, mark an item warrantable and explain the risk. Always prioritize safety and anything related to water, electrical, structural, or mechanical systems first. Document cosmetic issues too so they are not missed later.
Punch-list best practices that get results
Do your walkthroughs in daylight with the home powered on. Use a structured checklist and number each item. For every issue, note the room or location, short description, severity, a target date, and a photo or video reference.
Ask the builder’s superintendent to initial the list and confirm a plan and timeline. Submit the punch list in writing the same day by email or through the builder’s portal, and request written acknowledgment. Follow up regularly and log all updates.
How to format your punch list
- Columns to include
- Item number, room or location, description, severity (safety or systems or cosmetic), photo file name or link, date reported, responsible contact, promised completion date, actual completion date, buyer sign-off.
- Prioritization timeline
- Within 48 hours: active leaks, electrical hazards, gas leaks, missing smoke or CO detectors, blocked egress.
- 7 to 14 days: HVAC or water heater failures, major appliance issues, significant structural fixes.
- 30 days: most cosmetic touch-ups and finish work.
- Seasonal work: exterior grading or landscaping scheduled for appropriate weather, with dates in writing.
Escalation steps if progress stalls
Start with the site superintendent, then the warranty department, then the sales or operations manager. For code or safety issues that are not resolved promptly, contact the local building department that issued the permits. If you reach a stalemate on warranty items, a real estate attorney can advise on contract timelines or alternate dispute resolution.
Timelines, warranties, and closing logistics
Many builders follow a common 1-2-10 warranty model. That often means one year for workmanship and finishes, two years for mechanical, plumbing, and electrical systems, and up to ten years for major structural items. Always confirm the exact terms in your purchase contract and builder warranty.
Builders often try to complete punch-list items before closing. If you must close with items open, include a written schedule and contacts, and keep copies of all emails, lists, and photos. Keep in mind that exterior items like grading or landscaping may be weather dependent, so get target dates documented.
Before you close, confirm the permit history and Certificate of Occupancy with the City of Charlotte or Mecklenburg County, depending on your specific address. Keep all records together for future warranty visits and potential resale.
SouthPark townhome and infill specifics
SouthPark’s hot, humid summers and seasonal storms make drainage, gutters, flashing, waterproofing, and termite protection especially important. Urban infill lots tend to be tight, so check grading, retaining walls, and overhangs to avoid runoff onto neighboring properties. Confirm stormwater measures and swales channel water correctly.
For townhomes, verify continuous party-wall firestopping and the rated assembly per plans. Confirm any sound attenuation materials promised in your contract. Review HOA documents for maintenance obligations on shared elements like roofs, gutters, and landscaping, and confirm parking allocations and driveway access details.
Check utility meter locations and confirm service activation steps. Note addresses or account numbers needed for electric, gas, water, and trash or recycling pickup.
Tools, participants, and budget
Bring a phone or camera, flashlight, tape measure, level, outlet tester, ladder if permitted, extension cord, and a printed checklist. Keep batteries charged and storage available for photos and videos. A simple spreadsheet works well for item tracking.
Plan to include you, your agent, the builder superintendent, and the builder’s warranty coordinator. A third-party inspector is recommended for pre-drywall and optional for the final walkthrough. Budget a few hundred dollars for each inspection; repairs within warranty scope are typically builder paid.
Next steps
- Schedule your pre-drywall inspection as soon as rough-ins are complete.
- Prepare your final walkthrough checklist and plan for daylight with utilities on.
- Build a clean, numbered punch list with photos and target dates, and get written acknowledgment.
- Prioritize safety, code, and water concerns, then close out cosmetics.
If you want a hands-on partner for SouthPark new construction, from scheduling walkthroughs to building a punch list and tracking warranty work, reach out to Olivia Galarde and the Galarde & Co. team. We combine construction fluency with thorough transaction management so you can close with confidence. Connect with Olivia Galarde at Olivia Galarde to get started.
FAQs
What is a pre-drywall walkthrough for a SouthPark new build?
- It is an inspection of framing and rough-ins before insulation and drywall, so you can catch issues with structure, plumbing, electrical, HVAC, and weatherproofing while fixes are easy.
When should I schedule my SouthPark final walkthrough?
- Plan it in daylight within 7 to 10 days before closing with utilities on, so you can test systems and appliances and give the builder time to schedule any fixes.
How do I tell cosmetic vs. warrantable issues in new construction?
- Cosmetic items include minor paint or trim touch-ups, while warrantable items affect safety, code, or function, like leaks, improper flashing, missing firestopping, or nonworking systems.
What documents should I collect before closing in Mecklenburg County?
- Gather the builder warranty packet, appliance manuals, final inspection sign-offs, the Certificate of Occupancy, any as-built plans, and HOA documents for townhomes.
Who should attend my SouthPark walkthroughs?
- You and your agent should attend, along with the builder superintendent and warranty coordinator; a third-party inspector is recommended for pre-drywall and optional for the final walkthrough.
How do I handle unresolved punch-list items with my builder?
- Submit a written, numbered list with photos and dates, request written timelines, escalate within the builder’s team if needed, and contact the local building department for code or safety issues.
