Guide · Calgary new builds
Complete New Build Inspection Checklist
100+ items every Calgary new build buyer must check before possession. Catch deficiencies while the builder is still responsible for repairs.
About This Checklist
This checklist contains 95 inspection items across 9 categories, with 20 critical items that commonly cause major issues if missed. Use this during your pre-possession walkthrough and any follow-up inspections.
Why This Matters
Once you take possession, proving that defects existed beforehand becomes significantly harder. Builders have a strong incentive to complete your walkthrough quickly. Take your time and document everything. This is not the time to be polite - it's the time to be thorough.
What to Bring to Your Inspection
Documentation
- Smartphone or camera (charged)
- Notepad and pen
- This checklist (printed)
- Copy of your floor plan
- Copy of your options/upgrades list
- Blue painter's tape (to mark defects)
Tools
- Flashlight (bright, for dark areas)
- Outlet tester ($15 at hardware store)
- Tape measure
- Level or smartphone level app
- Small marble or ball
- Step stool for high areas
Pro Tips for Your Inspection
- 1.Schedule your walkthrough for a time with good natural light - avoid evenings or overcast days
- 2.Bring a friend or family member as a second set of eyes
- 3.Allow at least 3-4 hours - don't let the builder rush you
- 4.Photograph every defect with the blue tape visible showing its location
- 5.Get written confirmation of all deficiencies and repair timelines
Complete Inspection Checklist
1Foundation & Structure
Check foundation walls for cracks wider than 1/8 inchCRITICAL
Structural cracks can indicate settling issues or improper curing
Inspect basement floor for significant cracks or unevenness
Floor cracks can allow moisture intrusion and indicate foundation problems
Verify floor levelness with a ball or level
Uneven floors suggest structural settling or improper construction
Check for moisture or water stains on foundation wallsCRITICAL
Signs of water infiltration that will worsen over time
Inspect weeping tile and sump pump installation
Critical for basement water management in Calgary's clay soil
Verify backfill grading slopes away from foundation
Improper grading causes water to pool against foundation
Check garage floor slope toward door
Prevents water pooling inside garage
Inspect all load-bearing walls for proper framing
Structural integrity depends on correct framing
2Roofing & Exterior
Verify all roof caps and vents are properly sealedCRITICAL
Unsealed roof caps allow water and pest intrusion - common Calgary deficiency
Check roof shingles are properly aligned and secured
Calgary winds can lift improperly installed shingles
Inspect whirlybird vents for proper sealingCRITICAL
Whirlybirds frequently leak if not properly installed
Verify gutters are properly sloped toward downspoutsCRITICAL
Improper slope causes standing water and ice dams
Check downspout extensions direct water 6ft from foundation
Prevents foundation water damage
Inspect all exterior caulking around windows and doors
Gap in caulking allows moisture and air infiltration
Verify stucco thickness meets code (min 7/8 inch)CRITICAL
Thin stucco cracks and fails prematurely
Check stucco for hairline cracks or mesh visibility
Early stucco failure indicators
Inspect fascia and soffit for proper installation
Gaps allow pest and moisture entry
Verify ice and water shield on roof edges
Critical for Calgary's freeze-thaw cycles
Check drip edge installation at roof perimeter
Prevents water from wicking under shingles
Inspect flashing around chimneys and vents
Primary leak points if improperly installed
3Windows & Doors
Open and close every window - check for smooth operation
Binding indicates improper installation or frame issues
Lock and unlock every window
Security and proper alignment verification
Check window seals and weatherstripping
Failed seals cause drafts and energy loss
Verify argon-filled windows have no condensation between panesCRITICAL
Internal condensation means seal failure
Test all doors for proper latching and alignment
Doors that don't latch properly indicate frame issues
Check door frames for square (measure diagonals)
Out-of-square frames cause operational problems
Verify exterior door thresholds are properly sealed
Gap under doors allows water and air infiltration
Check garage door operation and auto-reverse safety
Safety feature required by code
Test sliding door tracks and rollers
Difficult operation often worsens over time
Inspect screen doors and window screens
Often overlooked but commonly damaged
4HVAC Systems
Verify furnace ducting is not touching subfloorCRITICAL
Ducting contacting subfloor causes squeaks and premature wear
Check all supply and return registers for airflow
Blocked or disconnected ducts waste energy
Verify duct connections are properly sealed
Leaky ducts reduce efficiency by 20-40%
Test heating system operation
Confirm system reaches set temperature
Test A/C system if installed
Easier to fix issues before possession
Check HRV/ERV operation and filters
Critical for Calgary's dry winters
Verify bathroom exhaust fans vent to exteriorCRITICAL
Interior venting causes moisture problems
Check range hood venting to exterior
Must vent outside, not into attic
Verify dryer vent runs to exteriorCRITICAL
Interior dryer venting is fire and moisture hazard
Inspect visible ductwork for damage or gaps
Damaged ducts reduce system efficiency
Check thermostat operation and programming
Verify smart thermostat connects properly
Verify cold air returns in all bedrooms
Balanced airflow prevents hot/cold spots
5Plumbing
Run all faucets and check for leaks under sinksCRITICAL
Catch connection leaks before water damage occurs
Flush all toilets and check for proper operation
Verify fill valves and flappers work correctly
Check toilet base for rocking or gaps
Loose toilets will leak at wax ring
Verify hot water reaches all fixtures
Confirms proper water heater and piping
Test water pressure at multiple fixtures
Low pressure indicates restriction or sizing issue
Check for leaks at water heater connections
Common failure point
Inspect drain flow in all sinks, tubs, showers
Slow drains indicate installation issues
Verify dishwasher drain loop or air gapCRITICAL
Prevents backflow contamination
Check washing machine connections and drain
High-risk flood location
Inspect main water shut-off operation
Must work in emergency
Verify hose bibs work and have anti-siphon devices
Prevents backflow and freezing
Check sump pump operation if present
Critical basement flood protection
6Electrical
Test all outlets with a tester (including GFCIs)
Verify proper wiring and grounding
Test all light switches and fixtures
Confirm all circuits are operational
Verify GFCI outlets in bathrooms, kitchen, garage, exteriorCRITICAL
Code requirement for safety
Check electrical panel labeling
Properly labeled panels essential for safety
Verify all breakers operate smoothly
Sticky breakers indicate problems
Test smoke detectors in all bedrooms and hallwaysCRITICAL
Life safety requirement
Verify carbon monoxide detectors near bedroomsCRITICAL
Required in homes with fuel-burning appliances
Check outlet placement and spacing per code
Outlets required every 12 feet minimum
Test exterior outlets and lights
Often overlooked during inspections
Verify garage outlets on separate circuit
Prevents tripping from power tools
Check dedicated circuits for appliances
Microwave, dishwasher, fridge need dedicated circuits
Test doorbell and any smart home systems
Low voltage systems often overlooked
7Interior Finishes
Inspect all walls for drywall imperfections (use raking light)
Drywall defects easier to repair before possession
Check corners and edges for tape lifting
Common drywall finishing problem
Verify paint coverage and consistency
Thin paint or missed spots indicate rushed work
Check ceiling corners for cracks
Truss uplift can cause cracking
Inspect flooring for damage, gaps, or squeaks
Document before possession
Verify floor transitions are properly installed
Loose transitions are trip hazards
Check tile grout for consistency and gaps
Missing grout allows moisture penetration
Inspect caulking around tubs, showers, countersCRITICAL
Primary water barrier in wet areas
Check cabinet doors and drawers for alignment
Misaligned cabinets difficult to fix later
Verify countertop seams and caulking
Gaps allow water damage
Inspect stair railings for stability
Safety requirement
Check closet shelving and rods
Often poorly installed
8Attic & Insulation
Verify attic insulation depth meets R-50 minimumCRITICAL
Calgary code requirement for energy efficiency
Check for gaps in insulation around penetrations
Gaps cause significant heat loss
Verify attic ventilation is clear and functioning
Proper ventilation prevents ice dams and moisture
Check for daylight visible at roof edges (should not be)
Indicates missing baffles or installation gaps
Inspect electrical boxes in ceiling are properly air sealed
Major air leakage points
Verify bathroom exhaust ducts extend to exteriorCRITICAL
Interior termination causes moisture damage
Check for moisture or mold signs on sheathing
Indicates ventilation or leak problems
Verify insulation baffles at eaves
Prevents insulation from blocking soffit vents
9Exterior & Site
Verify lot grading slopes away from houseCRITICAL
Improper grading causes foundation water issues
Check driveway for proper slope and drainage
Prevents water flowing toward garage
Inspect walkways for proper slope away from home
Standing water causes ice hazards
Verify fence posts are properly set (if included)
Poorly set posts fail quickly
Check exterior electrical outlets
Often missed in inspections
Verify address numbers are visible
Emergency service requirement
Inspect deck ledger attachment to houseCRITICAL
Primary deck failure point
Check deck post foundations if visible
Must be below frost line
Verify window wells are properly installed
Prevents basement flooding
After the Inspection
1. Get Everything in Writing
Before leaving, ensure every deficiency is documented on the builder's official form with your signature and the builder rep's signature. Keep a copy for yourself.
2. Confirm Repair Timeline
Get written commitment on when repairs will be completed. Standard is 30 days for minor items, but some issues may take longer. Get specific dates, not vague promises.
3. Organize Your Documentation
Create a folder with all photos, the deficiency list, builder correspondence, and warranty documents. You'll need this if any issues aren't resolved.
4. Schedule Follow-Up Inspection
Book a date to verify all repairs were completed properly. Never sign off on repairs without personally inspecting them.
Bottom Line
Your pre-possession inspection is one of the most important steps in buying a new build. Builders complete thousands of homes and defects are inevitable - even from the best builders. The question isn't whether there will be issues, but whether you catch them while the builder is still responsible for repairs.
Use this checklist systematically, take your time, and document everything. The few hours you invest now can save you thousands of dollars and endless frustration later.
Source note
- Sources
- Jurisdiction
- Alberta, Canada (Calgary and surrounding municipalities)
- Applies to
- New construction homes purchased from a builder in Calgary and the surrounding Alberta municipalities.
- Last reviewed
- 2026-09-03
- Limitations
- General information written for Alberta buyers. It does not describe any specific builder's contract, any specific lot, or your financial situation.
- What you should verify
- The exact wording of your purchase agreement, the builder's current incentive sheet, warranty enrolment for the specific home, and any figure you intend to rely on.
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