Guide · Calgary new builds
Pre-Possession Walkthrough Guide
A step-by-step guide to navigating your new build walkthrough with confidence. Learn what builders won't tell you and how to protect your investment.
Key Takeaway
Your pre-possession walkthrough (also called PDI - Pre-Delivery Inspection) is your last chance to identify defects while the builder is clearly responsible. After you take possession, proving that issues existed at closing becomes significantly harder.
What is the Pre-Possession Walkthrough?
The pre-possession walkthrough is a scheduled inspection of your new home before you take legal possession. It's typically scheduled 1-2 weeks before your possession date and usually takes 2-4 hours depending on the size of your home and the number of issues found.
During this walkthrough, you'll tour the home with a builder representative and document any deficiencies - items that aren't built to specification, are damaged, or don't work properly. The builder is obligated to repair or address these items.
Important Warning
Builders often try to rush the walkthrough or minimize the number of documented deficiencies. Remember: you are the customer, you are buying a major asset, and you have every right to be thorough. Don't let anyone make you feel difficult for being careful with your investment.
Before the Walkthrough
Schedule Strategically
Request a morning appointment with good natural light. Avoid late afternoon, evening, or overcast days when defects are harder to spot. If possible, schedule for a weekday when you won't feel rushed.
Review Your Contract
Pull out your purchase agreement and options list. Know exactly what you paid for including upgrades, lot premiums, and any special requests. Bring copies with you.
Gather Your Supplies
Bring a flashlight, outlet tester, phone/camera, tape measure, notepad, blue painter's tape, level (or phone app), and a printed inspection checklist. Consider bringing a small step stool.
Bring Support
Bring a spouse, family member, or friend. More eyes catch more issues. If you have a REALTOR® representing you, they should absolutely attend. Consider hiring a professional inspector for an additional $400-600 - it's worth it for a $600K+ purchase.
Set Expectations
Clear your calendar. A thorough walkthrough takes 3-4 hours minimum for a typical home. Tell the builder rep in advance that you intend to be thorough and will need adequate time.
During the Walkthrough
Managing the Builder Representative
The builder rep's job is to complete the walkthrough efficiently. Your job is to protect your investment. These goals can conflict. Here's how to navigate it:
Tactics builders may use:
- "That's within tolerance" - Ask what the specific tolerance is and verify against Alberta Building Code
- "We'll fix that after possession" - Document it anyway; verbal promises aren't binding
- "That's not covered" - Note it and verify with your warranty provider later
- "We need to move along" - Politely state you need more time; reschedule if necessary
- "Other buyers never mention this" - Irrelevant; you're entitled to what you paid for
Room-by-Room Process
Work systematically through each room. Don't jump around. For each space:
Start High
- Ceiling for cracks, drywall defects
- Light fixtures (operation, alignment)
- Crown molding (if applicable)
- Paint coverage on ceiling
Then Walls
- Drywall finish (use flashlight at angle)
- Paint quality and coverage
- Switches and outlets (test all)
- Window operation and seals
Then Low
- Baseboards (gaps, damage, caulking)
- Flooring (damage, squeaks, level)
- Outlets near floor level
- Heat registers (airflow)
Finally Details
- Doors (operation, alignment)
- Hardware (handles, hinges)
- Closets (shelving, rods, lights)
- Blinds/coverings if included
Documentation Best Practices
- Mark everything with blue tape - Place tape next to each defect so it's visible in photos and easy to locate during repairs
- Take wide and close-up shots - One photo showing the room/context and one detailed photo of the defect itself
- Record videos for mechanical issues - Squeaky floors, difficult doors, HVAC noises are better documented on video
- Number your deficiencies - Keep a running numbered list that matches your photos for easy reference
- Get the builder rep to confirm each item - Have them verify each deficiency as you document it
Critical Areas to Inspect Thoroughly
These areas are frequently problematic and deserve extra attention:
HVAC Ducting
Check basement and crawlspace for ducts touching subfloor (causes squeaks). Verify all connections are sealed. Test airflow at every register. This is one of the most common deficiencies we see.
Roof Caps & Vents
If safely accessible, check that all roof penetrations are properly sealed. Whirlybird vents, plumbing stacks, and exhaust vents are common leak points. Request photos if you can't see them.
Gutters & Downspouts
Verify gutters slope correctly toward downspouts (no standing water). Check downspout extensions direct water at least 6 feet from foundation. Improper installation causes foundation issues.
Stucco & Exterior
Look for thin spots, mesh showing through, or hairline cracks. Stucco should be minimum 7/8" thick. Check all caulking around windows and doors. These issues worsen rapidly in Calgary winters.
Attic Insulation
If accessible, verify insulation depth meets R-50 minimum for Calgary. Check for gaps around penetrations. Verify bathroom exhaust ducts terminate outside, not into attic. Measure with a ruler.
Grading & Drainage
Exterior grade must slope away from foundation. Window wells should drain properly. Driveway should slope away from garage. These issues cause expensive water damage if not corrected.
At the End of the Walkthrough
Before You Leave, Ensure:
- Every deficiency is written on the builder's official deficiency form
- Both you and the builder rep have signed the form
- You have a copy (photo at minimum if they won't give you a copy)
- Repair timeline is noted (when will each item be fixed?)
- You know who to contact if repairs aren't completed
- You've received warranty documentation and registration
After Possession
Your walkthrough doesn't end at possession. Here's what to do in the following weeks and months:
First 30 Days
Verify all walkthrough deficiencies are repaired. Test everything daily - you'll discover issues you missed. Document new problems immediately. Contact builder for any repairs not completed.
First Winter
Calgary winters reveal issues that summer walkthroughs miss: cold spots, frost on windows, ice dams, furnace performance. Document any problems and report before your Year 1 warranty expires.
Before 11-Month Mark
Schedule a comprehensive walk-through before your Year 1 warranty expires. Many builders offer a formal 11-month inspection. Document everything - this is your last chance for most items.
Bottom Line
Your pre-possession walkthrough is not a formality - it's a critical step in protecting your investment. Builders complete thousands of homes and issues are inevitable. The question isn't whether there will be defects, but whether you document them while the builder is clearly responsible for repairs.
Be thorough. Be persistent. Be professional. You're not being difficult - you're being a smart buyer protecting a major investment. Take your time, document everything, and don't sign off until you're satisfied that every legitimate issue has been recorded.
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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