Most buyers I meet assume a brand-new house has already been checked by someone working for them. It has been checked, several times, but not by anyone working for you. The building inspector verifies code compliance against the approved plans, and the builder's construction manager signs off on the builder's own quality steps. Neither is paid to write down what you would want fixed. That is the job of a private, state-certified home inspector, and on a new build the job comes in three visits, each timed to something the next stage of work will hide or a deadline that will pass.
This guide expands my May 2026 pre-drywall article into that full sequence. On October 4, 2026, I read the published homebuyer pages and warranty documents from Lennar, Pulte, KB Home, Toll Brothers and Richmond American, the price lists four Las Vegas inspection companies post online, and the text of Nevada's construction-defect law, NRS 40.600 to 40.695. Where a builder does not publish a rule, I say so and tell you what to ask for in writing. If you are earlier in the process, start with the seven mistakes first-time new-construction buyers make, then come back here before you sign.
A Las Vegas new build gets three buyer inspections: pre-drywall, once framing and rough-ins are done; the final walk-through, about one to two weeks before closing; and the 11-month warranty inspection, before year-one coverage ends. First Home Inspectors' June 29, 2026 list prices pre-drywall at $469 to $549 for houses up to 3,500 square feet, and Red Rock Home Inspections starts 11-month inspections at $420 as of October 4, 2026. Line up your inspector when you sign.
- Pre-drywall is the only visit where framing, wiring, plumbing and ductwork are visible before the walls close.
- First Home Inspectors lists $469 to $549 for pre-drywall on Las Vegas houses up to 3,500 square feet.
- Toll Brothers' warranty excludes conditions apparent by reasonable inspection before closing unless it agrees in writing.
- Lennar, Pulte, KB Home and Toll Brothers each publish one-year workmanship and two-year systems coverage terms.
- Under NRS 40.6472 builders answer defect notices within 90 days; NRS 40.672 requires 45-day repairs on first-year notices.
What Are the Three Inspections on a Las Vegas New Build, and Why Does Each Exist?
Each of the three inspections exists because the next stage of work either covers something up or starts a deadline running. The pre-drywall inspection happens after framing, rough electrical, rough plumbing and ductwork are in, and before drywall closes the walls. It is the only time anyone working for you can see the bones and the guts of the house. The final walk-through inspection happens when the house is finished and before you close. Builders call their version a new home orientation, a pre-closing orientation or a homeowner orientation, and buyers often call it the blue-tape walk because cosmetic flaws get marked with painter's tape. The 11-month warranty inspection happens near the end of the first year, when the house has been through a summer, settled and run every system under load.
Why can't the municipal inspection do this job? According to Clark County's Building Division inspections FAQ, "the building inspector's responsibility is to inspect completed work to verify compliance to the approved plans and the adopted codes of Clark County," and the division "cannot tell you how to build or recommend construction methods or materials." Homes inside the City of Las Vegas, Henderson or North Las Vegas are inspected by those cities' own building departments, but the role is the same: code compliance, not your punch list.
The private inspector you hire must be certified by the state. Under NRS 645D.160, acting as an inspector without a certificate is a misdemeanor, and NRS 645D.190 requires each certified inspector, or the inspector's employer, to carry at least $100,000 of errors-and-omissions coverage and $100,000 of general liability coverage. The table below lines up the three visits.
| Dimension | Pre-drywall | Final walk-through | 11-month warranty |
|---|---|---|---|
| When | After framing and rough-ins, before drywall; Pulte says about halfway through construction | Shortly before the builder's orientation; Pulte holds its pre-closing orientation one to two weeks before closing | Around month 11, so the written request lands before the one-year period ends |
| Builder's matching step | Pulte pre-drywall orientation; KB Home pre-drywall orientation | Lennar new home orientation; Pulte pre-closing orientation; KB Home homeowner orientation | Pulte Built-to-Last Checkpoint; KB Home pre-set warranty follow-ups |
| What the inspector can see | Framing, straps, wiring, boxes, pipes, ducts, window openings | Finishes, fixtures, appliances, systems running, attic, roof, grading | Settling, cracks, leaks, drainage, summer cooling performance |
| What it protects | Defects that drywall would hide | Items that may not be covered later unless written down before closing | One-year workmanship coverage before it expires |
| Published price example | $469 to $549, First Home Inspectors, as of June 29, 2026 | $525 base plus a new-build fee from $100 for 2,001 to 2,500 sq ft, Inspect LV 2026 sheet | From $420, Red Rock Home Inspections |
When Does Each Inspection Happen on the Builder's Schedule?
Builders publish their own milestones, and the inspection dates hang off them. According to Pulte's published homebuilding steps, the pre-drywall orientation comes "halfway through your home's construction process," when "you and your construction manager will walk through your under-construction home before the drywall is hung." Pulte's pre-closing orientation "typically takes place one to two weeks before closing," and a customer care manager later schedules a "Built-to-Last Checkpoint to review the performance of your home in its first year."
KB Home's Las Vegas division posts a one-page 10 Quality Checkpoints and Buyer Orientations checklist, copyright 2021, with its local phone number on it. The order is useful: the pre-drywall orientation follows the sixth checkpoint, Mechanical/Frame, and comes before the seventh, Drywall Pre-Tape, followed by stucco, pre-paint, a final quality inspection, a community team walk and the homeowner orientation. KB's own homebuilding timeline page puts average build time at four to five months from start to completion and says that once you are satisfied with the pre-drywall orientation, "the next stage of building gets the green light."
At the end of the build, Lennar is the most specific. According to Lennar's resource center article on the new home orientation and final walkthrough, published February 10, 2020, the new home consultant's scheduling notice "typically occurs 30 days prior to closing," the orientation typically takes place "a week prior to the day you are scheduled to close," and the final walkthrough comes "about a week after" the orientation, on or near closing day. Toll Brothers' FAQ says a Toll build typically takes 6 to 12 months and ends with a room-by-room home orientation.
The practical rule follows from those dates. Tell your inspector the day you sign, ask the construction manager for the target pre-drywall date as soon as framing starts, and expect a range rather than a fixed day. First Home Inspectors writes on its scheduling page that builders "often require two to four weeks notice" because they want to review the inspector's license and insurance first. For the 11-month visit, book it around month 10 so the report reaches the builder before the first anniversary of closing. Our build-timeline guide covers the rest of the calendar.
What Does a Pre-Drywall Inspection Check in a Las Vegas Home?
A pre-drywall inspection is a walk-through of the rough house with the plans in hand. First Home Inspectors' scheduling page lists the core of it: framing and visible structure, rough plumbing lines, electrical and visible wiring, HVAC and mechanical components, and the roof and exterior if they are far enough along. A thorough inspector works system by system.
Framing and structural hardware. Studs, headers over openings, beams and posts, and the metal connectors, straps and hold-downs the engineering calls for. The inspector looks for missing or partly nailed hardware, cut or notched framing, and walls visibly out of plumb.
Electrical. Box locations against the plans, wiring secured and protected where it passes through framing, the panel location, and the rough-in for smoke alarms, ceiling fans and any low-voltage or smart-home wiring you paid for.
Plumbing and gas. Supply and drain lines, venting, support, protective plates where pipes run close to the face of a stud, and the gas line to the range, water heater and any outdoor kitchen stub.
HVAC. Duct runs, connections, kinked or crushed flexible duct, supports and the condensate line. A crushed duct hidden behind drywall can mean a room that struggles to cool in July.
Windows, doors and the building wrap. On stucco houses, the inspector checks how the weather-resistive barrier and flashing lap around window and door openings, because water that gets past a badly lapped opening shows up later as interior damage.
Your options. KB Home describes its own pre-drywall orientation as the moment to confirm the options you chose at the design studio are exactly what you ordered. Bring your option list and check every outlet, can light and plumbing stub you paid for; our design center budgeting guide explains why those choices are expensive to change later.
Insulation timing varies. First Home Inspectors says its pre-drywall inspection happens before insulation and drywall go up; if insulation is already in, the inspector sees less wiring and plumbing but can check coverage. Ask the construction manager which you will get.
What Does the Final Walk-Through or Blue-Tape Inspection Cover?
The final inspection is a full private inspection of the finished house, done a few days before the builder's orientation so you can hand the report over with your own list. The inspector runs the air conditioning and heat, the water heater, every fixture and drain, the appliances that are installed, the garage door, and the electrical devices including the ground-fault outlets. Outside, the inspector looks at the roof covering, stucco, grading and drainage away from the foundation, and concrete. Inside the attic, insulation coverage and the duct connections are visible again.
Builders handle this stage in their own ways, which is why the timing matters. Lennar's orientation article says that outside inspections "must be coordinated with your NHC and/or Construction Manager" (the NHC is the new home consultant), that you pay the inspection fee, that the inspection "must be completed a couple of days prior to your New Home Orientation," and that if items need attention you must share the report "at least two days before the New Home Orientation." It also warns that included appliances may not all be installed at the time of your inspection. After the orientation, the construction manager works through your list during "the 7 calendar days prior to your Final Walkthrough," and at the final walkthrough you "sign off on the list." KB Home's construction page says that before the homeowner orientation, "You'll also inspect your home along with the team to sign off and close only when everyone is happy."
Getting items in writing before closing is not a formality. According to the Toll Brothers New Home Limited Warranty dated September 15, 2026, "any conditions that were apparent by reasonable inspection prior to closing are not covered by the Warranty unless otherwise agreed to in writing by Toll Brothers." Pulte's national warranty book says a masonry driveway should be crack- and chip-free at the final walk-through and that unless a crack or chip is noted then, it is not covered.
So treat the blue tape as the start, not the record. Put the inspector's report, your tape list and the builder's sign-off sheet together, and make sure every unfinished item appears on a document the builder signs. Do not close on a verbal promise.
What Does the 11-Month Warranty Inspection Look For?
By month 11 the house has been through heat, monsoon storms and a year of daily use. The inspector is looking for what only time reveals: cracks that grew, doors that started to bind, nail pops and drywall cracks, stucco cracks, concrete cracks, water that ponds or drains toward the house, slow leaks under sinks or around the water heater, roof or flashing leaks after storms, and air conditioning that cannot keep up. First Home Inspectors' scheduling page lists the same themes: items that "settled, shifted, or cracked after move-in," doors and windows that "no longer operate correctly," and "drainage, leaks, or performance issues."
Summer performance is where a Las Vegas inspection earns its fee, and the builder's own standard gives you a yardstick. Pulte's national New Home Limited Warranty book, a 2024 edition, says the cooling system should hold the inside at 78 degrees or lower when it is no hotter than 95 degrees outside, and at least 15 degrees below the outdoor temperature when it is hotter, and that Pulte will take corrective action for two years if the referenced ASHRAE standards are not met. Temperature readings taken inside and outside on a July afternoon document whether your house meets that line.
Builders run their own first-year visits, which helps but does not replace yours. Pulte schedules its Built-to-Last Checkpoint in the first year. According to KB Home's warranty page, its process includes pre-set warranty follow-ups "throughout your 1-year warranty period — and up to 18 months after you've moved in." Richmond American's warranty request page asks owners to submit one request that includes all known issues and says someone will contact you, typically within 2 business days.
The deadline math is why month 11 matters. Lennar's published warranty terms say it has no obligation on claims submitted more than 30 days after a coverage period expires, Pulte's book says claims must be received no later than 30 days after expiration, and Toll's warranty adds a second clock: report a problem within 30 days of discovering it. A report in hand at month 11 leaves time to submit before any of those clocks run out.
How Do Lennar, Pulte, KB Home, Toll Brothers and Richmond American Treat Outside Inspectors?
Only one of the five builders I checked publishes a plain statement about outside inspectors. Lennar's orientation article says, "As a Lennar homebuyer, you are welcome to have your new Lennar home inspected by a professional of your choice," with the coordination, payment and two-day report rules described above. That article covers the end of the build; it does not address a pre-drywall visit. The Pulte, KB Home and Toll Brothers pages I read describe each builder's own orientations and quality checkpoints but publish no rule about bringing your own inspector to them, and Richmond American's first-time buyer guide tells buyers to "Visit a Sales Center for details on the warranty."
Inspectors' own websites show that builders do set requirements. According to Red Rock Home Inspections' new construction page, while Nevada requires $100,000 each of errors-and-omissions and general liability coverage, builders require $1,000,000 for both, $500,000 of vehicle insurance and $100,000 of workers' compensation. First Home Inspectors says on its KB Home page that it meets KB Home's "stringent auto, general liability (GL), and errors and omissions (E&O) insurance requirements," and makes the same statement on its Pulte and Richmond American pages. Inspect LV's new construction page says it is approved by more than 20 valley builders, including Woodside, where it describes itself as one of only two firms it knows of that meet the builder's criteria. Those are the inspectors' statements, not the builders', but they tell you what to ask.
Ask before you sign, and get the answers in writing: which stages you may inspect, how much notice the builder needs, the insurance amounts and certificates required, whether the construction manager must be present, whether photos are allowed, and whether the builder will answer the report item by item. First Home Inspectors also suggests watching for a contract checkbox asking whether you will hire a third-party inspector and checking yes. Our builder contract clauses guide covers the inspection-rights clause in detail, and our builder pages for Lennar, Pulte and Del Webb, KB Home, Toll Brothers and Richmond American cover each builder.
| Builder | Published outside-inspector statement | Builder's own walk-throughs | What to get in writing |
|---|---|---|---|
| Lennar | "Welcome to have your new Lennar home inspected"; coordinate with NHC or CM; report two days before orientation (2020 article) | New home orientation about a week before closing; final walkthrough on or near closing | Whether a pre-drywall visit is allowed and on what notice |
| Pulte | None found on the pages read | Pre-drywall orientation; pre-closing orientation one to two weeks before closing; first-year checkpoint | Inspector access at both orientations, insurance amounts |
| KB Home | None found on the pages read | 10 quality checkpoints, pre-drywall orientation, community team walk, homeowner orientation | Inspector access at pre-drywall and before homeowner orientation |
| Toll Brothers | None found on the pages read; warranty excludes pre-closing apparent conditions unless agreed in writing | Construction kick-off meeting; room-by-room home orientation | Written acknowledgment of every open item before closing |
| Richmond American | None found; buyer guide refers warranty questions to the sales center | Not described on the pages read | The full warranty document and inspection rules before signing |
What Do Las Vegas Inspectors Charge for Each Stage?
Four Las Vegas inspection companies post prices I could read in a browser on October 4, 2026. They price by square footage, and only some list a separate fee for each new-construction stage, so the table below shows exactly what each one publishes rather than forcing them into one format.
First Home Inspectors has the clearest pre-drywall list, dated June 29, 2026 on its pre-drywall pricing page: $469 for a house under 2,000 square feet, $489 for 2,001 to 2,500, $519 for 2,501 to 3,000 and $549 for 3,001 to 3,500, with larger homes quoted by phone. Its standard pricing page, dated August 4, 2026, lists home inspections from $369 to $449 for houses up to 3,500 square feet but does not post a separate final or 11-month fee.
Inspect LV's 2026 price sheet lists a base fee by size, $475 for 1,501 to 2,000 square feet, $525 for 2,001 to 2,500 and $575 for 2,501 to 3,000, plus a new-build "PSR" fee starting at $100 for its pre-closing and 11-month new-construction reviews. The sheet notes that "Pricing is dynamic." On those published numbers, a 2,001 to 2,500 square-foot home starts at $625.
Ace Inspections' price page has a single schedule for pre-build and new-build homes: $300 up to 1,500 square feet, $325 for 1,501 to 1,750 and $350 for 1,751 to 2,000, with "an additional $0.20/sq ft" from 2,001 square feet. It says later phases are discounted when it does multi-phase inspections and gives 10% off the 11-month warranty inspection on a house it inspected new. Red Rock Home Inspections lists its 11th Month Home Warranty Inspection "Starting at $420.00."
| Inspector | Pre-drywall | Final walk-through | 11-month warranty | Pricing basis |
|---|---|---|---|---|
| First Home Inspectors | $469 to $549, houses up to 3,500 sq ft (as of June 29, 2026) | No separate fee posted | No separate fee posted | Size bands; standard inspections $369 to $449 (as of August 4, 2026) |
| Inspect LV | Not listed on the sheet | Base $475 to $575 for 1,501 to 3,000 sq ft, plus PSR fee from $100 | Same base plus PSR fee from $100 | 2026 sheet; from 20 cents per sq ft for homes over 3,000 sq ft; "Pricing is dynamic" |
| Ace Inspections | $300 to $350 up to 2,000 sq ft | $300 to $350 up to 2,000 sq ft | 10% off if Ace inspected the build | Additional $0.20 per sq ft from 2,001 sq ft; later phases discounted |
| Red Rock Home Inspections | Not listed | Not listed | From $420.00 | Standard inspections $440 up to 2,000 sq ft; 22 cents per sq ft for larger homes |
Two cautions. Add-ons change the total: Inspect LV's sheet adds $50 and up for a basic pool or spa and $150 for a freestanding casita. And prices posted online are a starting point, so get a written quote with your plan's square footage before you book.
Which Findings Come Up at Each Stage, and What Standard Decides a Fix?
An inspection report tells you what the inspector saw. Whether the builder must fix it depends on two different yardsticks: the building code and plans, which govern the rough stage, and the builder's written performance standards, which govern most warranty requests after closing. Inspectors' published lists describe the usual subjects. First Home Inspectors' warranty-inspection page says common issues "can include foundation settling, roofing problems, plumbing leaks, and issues with HVAC systems," and its scheduling page covers framing, rough plumbing, wiring and mechanical items at pre-drywall.
The table pairs common findings with the thresholds in Pulte's national warranty book, the most detailed builder standard I could open. Other builders publish their own numbers, so read yours; the point is that "crack" or "warm upstairs" is not a warranty claim until you can compare it with a written tolerance. Below a threshold, the builder can call an item normal. Above it, you have a documented request. That is also why your report should measure, not just describe: a photo of a stucco crack with a crack gauge or tape beside it settles the 1/8-inch question on the spot.
| Finding | Stage usually caught | Pulte warranty yardstick | What to ask for |
|---|---|---|---|
| Missing straps, damaged ducts, unprotected pipes | Pre-drywall | No warranty threshold; the approved plans and building code govern before drywall | Written correction before drywall, then a re-check |
| Interior wall out of plumb | Pre-drywall or final | Repaired for one year if more than 1/4 inch per 4 feet | Measurement in the report, item on the orientation list |
| Window glass imperfections | Final | Repaired for 30 days after closing if visible from more than 10 feet | Note it before or right after closing |
| Masonry driveway cracks or chips | Final | Not covered unless noted on the final walk-through | Write it on the walk-through list |
| Stucco cracks | 11-month | Cracks wider than 1/8 inch repaired for one year; hairline cracks normal | Measured photos before month 12 |
| Nail pops and drywall cracks | 11-month | Repaired once during year one if readily visible from 5 feet in normal light | One consolidated request before month 12 |
| Interior slab cracks | 11-month | Repaired for two years when 1/4 inch in width or vertical displacement | Measured photos and dates |
| Weak cooling in summer | 11-month | 78 degrees or lower inside up to 95 degrees outside; 15 degrees below outdoor above that; two years | Temperature readings taken on a hot afternoon |
| Roof or flashing leaks | 11-month or later | Repaired for five years when leaks occur in normal weather | Report immediately, with photos of staining |
For resale-style desert issues that show up as a home ages, such as stucco, roof and HVAC wear, see our Las Vegas home inspection guide to desert issues.
How Should You Send Findings to the Builder So They Count?
A report sitting in your inbox protects nothing. Each builder names a channel, and using the wrong one can cost you the claim. Toll Brothers' September 15, 2026 warranty is the strictest I read: requests go through its homecare website or, if you cannot use it, by certified mail to its Fort Washington, Pennsylvania, warranty office; the written request must include your name, community, homesite number, street address, phone, closing date, a description and the date you discovered the issue; and "providing notice orally in person or by telephone or electronic mail does not constitute a Warranty Request." Toll also says that if you do not give it the chance to inspect and repair first, it will not pay costs you incur, "including, but not limited to, home inspector, consultant, or design professional fees."
Pulte's warranty book tells owners to contact the local office and ask for a warranty or customer service representative, to report conditions such as water leaks immediately, and not to send a request to anyone who is not a Pulte employee, such as a contractor. Lennar's published terms say the owner "must provide Lennar with prompt and complete access to inspect and investigate claims and make repairs," that failure to provide access voids the warranty for that claim, and that Lennar decides whether to repair, replace or pay the reasonable cost.
A system that works with all of them:
- Number every item, attach the inspector's photo and quote the page of the report.
- Send one consolidated request, as Richmond American asks, rather than a stream of emails.
- Keep proof of delivery: the portal confirmation, or the certified-mail receipt.
- At pre-drywall, ask the construction manager to mark each item "will correct" or "will not correct" in writing before insulation or drywall, then have the inspector re-check.
- Calendar the builder's response and follow up in writing.
The same discipline sets you up for the state process if a builder refuses, because Chapter 40 starts with a written notice and a detailed list.
What Do the Builders' Written Warranties Actually Promise?
Four of the five builders in this guide publish their limited warranty terms online, and the terms differ more than the marketing suggests. Lennar's homebuying journey page describes coverage "typically structured around a comprehensive 1-2-10 Warranty timeline": one year on workmanship, two years on electrical, plumbing and HVAC systems, and ten years on structural elements. Its fine print adds that exclusions apply, failure to maintain the home can limit coverage, and disputes are subject to mediation and binding arbitration.
Pulte's 2024 national book has four periods: one year for materials and workmanship, two years for the workability of plumbing, electrical, HVAC and other mechanical systems, five years for certain water infiltration and internal leaks, and ten years for structural elements. Coverage starts on the closing date and transfers to later owners within the periods. An owner may request mediation through Professional Warranty Service Corporation, which has 45 days to resolve it; unresolved disputes go to binding arbitration, under the American Arbitration Association's home construction rules for construction issues. KB Home's warranty page says most homes include one year for workmanship and materials, two years for major systems and ten years for structural components, and that coverage "may vary slightly by state." Toll Brothers' September 15, 2026 warranty provides one-year materials and workmanship, two-year systems and ten-year structural coverage, with mediation and then binding arbitration.
Read the structural promise closely. Pulte says a structural element is not defective unless actual physical damage diminishes its ability to carry its load "such that the home is unsafe," and Toll says no structural action is required "unless the structural element is incapable of performing its load-bearing function such that the Home is unsafe," and that stucco and other cladding are not structural. Ten-year coverage is for structural failure, not cracked stucco.
State law adds a floor in many neighborhoods. If your home is in a homeowners association governed by NRS Chapter 116, NRS 116.4114 has the declarant and any dealer impliedly warrant that improvements are free from defective materials and built in a workmanlike manner, and NRS 116.4115 says no general disclaimer of those warranties is effective for a residential unit. A Nevada attorney can tell you how that interacts with your builder's document. And a home protection plan is a different product: NRS 40.607 excludes it from the definition of a builder's warranty. Our home warranty guide covers when one is worth buying.
| Term | Lennar | Pulte (2024 book) | KB Home | Toll Brothers (Sept 15, 2026) |
|---|---|---|---|---|
| Workmanship and materials | 1 year | 1 year | 1 year | 1 year |
| Mechanical systems | 2 years | 2 years | 2 years | 2 years |
| Water infiltration and leaks | Not listed separately | 5 years, certain types | Not listed separately | Not listed separately |
| Structural | 10 years | 10 years | 10 years | 10 years |
| Late-claim cutoff | No obligation beyond 30 days after a period expires | Must be received within 30 days after expiration | Not stated on the page read | Notify within 30 days of discovery; nothing owed beyond 30 days after expiry |
| Disputes | Mediation, then binding arbitration | Optional PWSC mediation, then binding arbitration | Not stated on the page read | Mediation, then binding arbitration |
How Does Nevada's Chapter 40 Process Work If the Builder Will Not Fix a Defect?
Most problems end at the warranty desk. When one does not, Nevada's construction-defect law takes over, and you should already have a copy of it. Under NRS 113.135, a seller signing with the first buyer of a new home must provide copies of NRS 11.202, 11.2055 and 40.600 to 40.695, so those sections should already be in your contract packet. Our contingencies guide covers the soil-report rights in the same section.
Three ground rules first. NRS 40.615 defines a constructional defect as one that presents an unreasonable risk of injury, or that was not completed in a good and workmanlike manner and proximately causes physical damage, so a purely cosmetic item may not qualify. NRS 40.640 says a contractor is not liable for normal wear, normal shrinkage or settlement, an owner's failure to maintain, or a defect disclosed before purchase in underlined, boldfaced capital letters. And NRS 40.650 says that if the home is covered by a builder's warranty, the owner "shall diligently pursue a claim under the builder's warranty."
The process runs in steps. Under NRS 40.645, before suing, the owner must send written notice by certified mail, return receipt requested, to the contractor's address in State Contractors Board or county/city clerk records, or its last known address, stating that it is given to satisfy the section, describing the defects and damage "in reasonable detail," and including each owner's signed verification. Under NRS 40.646, the contractor forwards the notice to responsible subcontractors within 30 days, and they inspect within 30 days of receiving it. NRS 40.6462 and 40.647 require the owner to allow reasonable access, attend or send a representative, and allow a repair if one is elected. Under NRS 40.6472, the contractor must respond in writing within 90 days, electing to repair or not, and an election that forces you out of the house must include money for temporary housing or storage. Under NRS 40.648, elected repairs must be done by licensed, bonded and insured people, finished within 105 days of the notice for four or fewer owners, and cannot be conditioned on a release.
A Nevada construction-defect attorney should review any notice before it goes out, because a defective notice can cost time.
| Step | Deadline or rule | Section |
|---|---|---|
| Written notice of defect | Certified mail, return receipt; reasonable detail; owner verification | NRS 40.645 |
| Notice forwarded to subcontractors | Within 30 days; subcontractors inspect within 30 days | NRS 40.646 |
| Builder's written response | Within 90 days of receiving notice | NRS 40.6472 |
| Elected repairs completed | 105 days for four or fewer owners; 150 days for five or more or an HOA | NRS 40.648 |
| Notice within 1 year of close of escrow | Repairs within 45 days, unless delayed by the owner or beyond control | NRS 40.672 |
| Imminent health or safety threat | Cure as soon as practicable; owner may cure and recover costs if not | NRS 40.670 |
| Mediation before suit | Convene within 30 days, finish within 45; owner deposits $50; fees capped at $750 a day unless agreed | NRS 40.680 |
| Tolling of limitation periods | From notice until the earlier of 1 year or 30 days after mediation ends | NRS 40.695 |
Which Deadlines Apply After You Close on a Las Vegas New Build?
The first year after closing has more clocks running than most owners realize, and they are worth putting on a calendar the week you get the keys.
The first is the builder's own. Workmanship coverage in the four warranties I read lasts one year, systems coverage ends at two years, and Lennar, Pulte and Toll each cut off claims received more than 30 days after a period ends. Toll adds a 30-day reporting rule from the day you discover a problem.
The second is a strong state rule for first-year notices. Under NRS 40.672, if a contractor receives written notice of a constructional defect "not more than 1 year after the close of escrow of the initial purchase of the residence," it must make the repairs within 45 days, unless the owner or events beyond its control delay them or timely completion is not reasonably possible, and a contractor that fails to comply is subject to discipline under NRS 624.300. That is one more reason the 11-month inspection is worth doing: it gives you a documented list while that window is open.
The third set is longer. Under NRS 11.202, a construction-deficiency action generally cannot be brought more than 10 years after substantial completion, with an exception for fraud, and NRS 11.2055 fixes substantial completion as the latest of the final building inspection, the notice of completion or the certificate of occupancy. If your home is in an HOA, NRS 116.4116 gives 6 years for implied-warranty claims, which a separate signed instrument can shorten to no less than 2.
The fourth is the licensing board. According to the Nevada State Contractors Board's complaint brochure, homeowners can file complaints against licensed contractors up to 4 years after the work was performed, an investigator who validates a complaint issues a Notice to Correct within 5 days of the jobsite visit, and if the problem is not a safety hazard you should file before hiring someone else to fix it so the investigator can see it. The first-year calendar also brings your first full property-tax bill, covered in our Clark County reassessment guide.
How Do You Choose a Las Vegas Inspector for New Construction?
Start with the license and the insurance, because builders review both before granting site access, according to First Home Inspectors. Ask for the inspector's Nevada inspector-of-structures certificate number and confirm it on the Real Estate Division's license lookup, then ask for a certificate of insurance showing the amounts your builder requires. Red Rock Home Inspections' figures show how far above the state minimum in NRS 645D.190 builder requirements can run, and Inspect LV says builders keep approved lists. Ask directly: "Are you approved to inspect at this builder's community, and can you send proof before the date?"
Then look at the work. Ask for a sample new-construction report with photos and measurements, not just a resale report, and see whether the inspector references the builder's performance standards, the way Inspect LV describes its "Performance Standard Review." Ask how the inspector handles a date range at pre-drywall, since the window moves with the schedule, and whether the price covers a re-check after corrections.
Independence matters too. According to the CFPB's home inspection guidance, "You want an independent home inspector who is accountable to you," and "If the home inspector is being paid by someone else or not paid until closing, the inspector might underemphasize problems with the home." Pick your own inspector, pay at booking if you can, and do not let a builder pick for you.
Finally, match the inspector to the house. A larger home in one of the valley's luxury communities with a pool, casita or outdoor kitchen needs those features in the quote. If you are buying your first home, our first-time buyer page collects the other steps. When you eventually sell, the same habit of documenting condition pays off again; our guide to a pre-listing home inspection in Las Vegas covers that side.
Frequently Asked Questions
Can I bring my own inspector to a Las Vegas new build?
Usually yes, but the builder sets the rules. Lennar's published orientation article says buyers are "welcome to have your new Lennar home inspected by a professional of your choice," coordinated with the sales consultant or construction manager and done a couple of days before the orientation. Pulte, KB Home, Toll Brothers and Richmond American did not publish a comparable rule on the pages I read. Ask before you sign which stages you may inspect, the notice required and the insurance your inspector must carry, and get the answers in writing.
How much does a pre-drywall inspection cost in Las Vegas?
Published prices vary by size. First Home Inspectors' list, dated June 29, 2026, shows $469 for a house under 2,000 square feet, $489 for 2,001 to 2,500, $519 for 2,501 to 3,000 and $549 for 3,001 to 3,500. Ace Inspections' new-build schedule runs $300 to $350 up to 2,000 square feet, with "an additional $0.20/sq ft" for homes of 2,001 square feet and up, and discounts on later phases. Get a written quote for your plan before booking.
When should I schedule the pre-drywall inspection?
Line up the inspector when you sign, then ask the construction manager for the target date once framing starts. Pulte places its pre-drywall orientation about halfway through construction, and KB Home's Las Vegas checklist places it after the mechanical and frame checkpoint and before drywall pre-tape. First Home Inspectors says builders often want two to four weeks of notice to review the inspector's license and insurance, so expect a date range that firms up as the schedule does.
Is the final walk-through the same as a blue-tape inspection?
They overlap but are not the same. The builder's orientation or walk-through, often called the blue-tape walk because flaws are marked with painter's tape, is a tour led by the builder's team. A private final inspection, done a few days earlier, tests systems, the attic, the roof and drainage, which a cosmetic tape walk is not designed to check. Bring the inspector's report to the orientation, and make sure every open item ends up on a list the builder signs before closing.
Do I still need an 11-month inspection if the builder has a 10-year warranty?
Yes, because the 10-year coverage is structural only. Pulte and Toll Brothers both say structural action is required only when damage impairs an element's load-bearing function such that the home is unsafe. Workmanship coverage lasts one year in the four warranties I read, and Lennar, Pulte and Toll each cut off claims received more than 30 days after a period expires. A month-11 report also supports a first-year notice under NRS 40.672.
What can I do if the builder refuses to fix something after closing?
Work the written warranty process first; NRS 40.650 requires owners to diligently pursue a builder's warranty. If that fails, Nevada's Chapter 40 process begins with a certified-mail notice under NRS 40.645, the builder's written response within 90 days under NRS 40.6472, and mediation under NRS 40.680 before a lawsuit. You can also file a complaint with the Nevada State Contractors Board up to 4 years after the work was performed. Have a construction-defect attorney review any notice.
Does the county building inspection replace a private inspection?
No. Clark County's Building Division describes its inspector's job as verifying completed work against "the approved plans and the adopted codes," and says it cannot tell you how to build. Code compliance is a minimum. A private inspector works for you, writes down workmanship problems and warranty items the code does not address, and gives you the documentation the builder's warranty process and Chapter 40 both depend on.
Should You Book All Three Inspections, and What Is the Next Step?
If you can only buy one, buy the pre-drywall inspection. It is the only one that sees inside the walls, and in our experience it is the one buyers most often miss, because the window opens and closes with little warning. If you can buy two, add the final inspection, because the warranties I read make what you write down before closing count for more than what you notice after. The 11-month visit protects a year of workmanship coverage and lands inside the NRS 40.672 first-year window, which makes it the easiest of the three to justify once you have lived in the house. Whatever you book, get written quotes for your plan's square footage, since the published schedules above are starting points.
The other half of the job is paperwork: confirm the builder's inspection rules before you sign, keep every report and receipt, send requests through the builder's named channel, and calendar the one-year and two-year dates the day you close. Builder negotiations matter alongside the inspections, from closing-cost credits to lot premiums, and a buyer's agent who has seen these contracts before helps with both.
Nevada Real Estate Group is the #1 real estate team in Nevada with 150+ licensed agents and 9,061+ verified five-star reviews, working across Las Vegas, Summerlin, Henderson and North Las Vegas. Our builder pages for D.R. Horton, Tri Pointe and Taylor Morrison cover more of the valley's builders, and our new construction page shows current inventory. When you have a community in mind, call me or my team at (702) 637-1759 and we can talk through the inspection schedule before you sign. Nevada Real Estate Group is brokered by LPT Realty, license S.181401, 8945 W Russell Rd, Suite 170, Las Vegas, NV 89148.
Which Sources Inform This New Construction Inspection Guide?
Every rule, price and warranty term in this guide was read from the source on October 4, 2026; vendor prices were read in a desktop browser and carry the vendor's own date where one is posted. Nothing here is legal advice; a Nevada construction-defect attorney should review any Chapter 40 notice.
- NRS Chapter 40, including NRS 40.600 to 40.695: constructional defects, notice, inspection, response, repair, mediation and tolling — Nevada Legislature
- NRS 11.202 and 11.2055: 10-year statute of repose and substantial completion — Nevada Legislature
- NRS 113.135: statutes and soil reports a seller must give the first buyer of a new home — Nevada Legislature
- NRS 116.4113 to 116.4116: warranties of quality in common-interest communities — Nevada Legislature
- NRS 645D.160 and 645D.190: inspector certificates and insurance minimums — Nevada Legislature
- License Lookup — Nevada Real Estate Division
- Inspections FAQ — Clark County Department of Building and Fire Prevention
- How to File a Complaint — Nevada State Contractors Board
- Schedule a home inspection — Consumer Financial Protection Bureau
- New Home Orientation and Final Walkthrough, February 10, 2020 and Homebuying Journey and Limited Warranty terms — Lennar
- New Construction Homebuilding Steps, 10-Year Limited Warranty page and National New Home Limited Warranty book, 2024 — Pulte Homes
- 10 Quality Checkpoints and Buyer Orientations, Las Vegas, How long is the homebuilding process, Construction you can count on and KB Home 10-Year Limited Warranty — KB Home
- New Home Limited Warranty, September 15, 2026 and FAQ — Toll Brothers
- Warranty requests and First-Time Homebuyer Guide — Richmond American Homes
- Pre-drywall pricing, as of June 29, 2026, pricing, as of August 4, 2026, scheduling new construction inspections and builder warranty inspections — First Home Inspectors
- 2026 price sheet and new construction inspections — Inspect LV
- Prices — Ace Inspections
- 11th Month Home Warranty Inspection, inspection fees and new construction inspection — Red Rock Home Inspections
