New Construction Home Inspection: The Most Common Findings in Utah County and What to Do About Them

One of the most common things I hear from buyers purchasing new construction in Eagle Mountain, Saratoga Springs, or Lehi: "It's brand new. Do I really need an inspection?"

Yes. Every time. Without exception.

Per NAR research cited by Amerisave's 2026 inspection guide, 65% of newly constructed homes in the United States have issues identified during inspection. 24% fail the first inspection entirely.

That's not an indictment of any specific builder. It's the reality of building a house. Multiple subcontractors. Tight timelines. Per Behind the Scenes Home Inspections' 2026 Utah analysis, Utah's construction boom means some builders are managing dozens of projects at once. Municipal inspectors check for code compliance at minimum standards with limited time on site. A private inspection goes far deeper.

1. Grading and Drainage

This is the finding with the biggest long-term consequences if it's missed.

Per Engineer Fix's new construction inspection checklist, the ground around your home's foundation must slope away at a minimum of 6 inches over the first 10 feet. Water that can't drain away finds its own path — and that path often goes under the house.

Per Trinity Inspections' 2026 checklist, the two most common grading problems are backfill soil that settles inward toward the foundation, and mulch beds piled against the siding that trap moisture against the wall. Both look harmless at move-in. Both cause real damage over time.

What to do: After rain, check for standing water near the foundation. On a dry day, verify water has a clear path to the street. Document any grading issue on the punch list before closing.

2. The Roof: Local Data From Eagle Mountain

In one Eagle Mountain new construction community, home inspectors found roof issues in 8 out of 14 homes. That's the data from inspectors working in this market.

Per Amerisave's 2026 inspection data, roof issues appear in approximately 19.7% of all home inspections nationally. In new construction, these aren't aging shingles. They're installation errors.

The most common new construction roof findings:

Pipe boots not properly seated or sealed
Missing kickout flashing where a roof slope meets a sidewall — water gets behind the siding and causes rot that's invisible until it's extensive
Lifted or improperly nailed shingles at ridges and eaves
Flashing at transitions not properly sealed
Gutters not sloped toward downspouts or terminating too close to the foundation

A roof issue that costs a few hundred dollars at closing can cost $15,000 two years later.

What to do: Have your inspector get on the roof. Every pipe boot, every flashing transition, every ridge line. Do not accept a ground-level visual on a new construction home.

3. The Attic: Missing Insulation After City Inspection

Some Utah County new construction homes have passed the city inspection and closed with little to no insulation in the attic.

Municipal inspectors check that insulation is present during rough-in. By the time the home closes, insulation may have been disturbed, displaced, or never completed in certain areas. The city inspector doesn't go back for a second look. A private inspector will.

Common attic findings:

Insufficient insulation depth, especially at the eaves
Blown insulation present in the center of the attic floor but absent near the exterior walls
Bath exhaust fans terminating into the attic instead of the exterior — a code violation that causes moisture buildup and mold
Blocked soffit vents preventing air circulation
HVAC ductwork routed through the attic without proper insulation or sealing

Utah's climate zone requires R-49 insulation per current energy code. An attic without adequate insulation means higher heating bills every month.

What to do: Your inspector should measure insulation depth at multiple points including at the eaves. Anything materially below R-49 is a builder correction. Get it in writing before closing.

4. HVAC — Not Properly Commissioned

The HVAC system runs. Running and running correctly are two different things.

Per Damngood Inspection's new construction checklist, common HVAC deficiencies include duct connections not sealed, sharp bends restricting airflow, systems never professionally commissioned, thermostat calibration issues, and missing or incorrect filters. In Utah County's climate — cold winters, hot summers — HVAC that isn't performing correctly shows up on your utility bill before anywhere else.

What to do: Have the inspector run the system in both heating and cooling mode and verify airflow at every register. Ask the builder for the HVAC commissioning report before closing.

5. Electrical — GFCI, AFCI, and Panel Issues

Per Damngood Inspection's new construction checklist, common electrical deficiencies include missing GFCI protection in bathrooms, kitchens, garage, and exterior outlets; missing AFCI breakers required by current code; mislabeled panel breakers; and loose connections.

What to do: Every outlet in every required location should be tested. All breakers should be verified against the panel directory. These are builder corrections.

6. Plumbing — Slopes, Connections, and Fixtures

Common plumbing deficiencies include improper drain slopes that cause slow drains and backups, unsecured piping, poor fixture installations, and pipe penetrations not protected with metal strike plates.

In Utah County's hard water environment, connections that aren't fully seated show problems faster than in softer water markets.

What to do: The inspector should run water at every fixture, check under every sink, and flush every toilet. Any rocking toilet needs a proper repair before closing.

7. Finish Work — The Punch List

Common finish work findings: paint misses, trim not properly coped or caulked, tile grout gaps, loose cabinet hardware, flooring gaps or squeaks, doors that don't latch, windows that don't open or lock properly.

What to do: Document everything in writing. Do not close until the punch list is complete or a written closing holdback has been established. A verbal commitment from the builder is not enforceable.

The Pre-Drywall Inspection

If the home is still under construction, get a pre-drywall inspection. Before insulation and drywall are installed, an inspector can examine framing, wiring, plumbing runs, and HVAC systems. This is the only time anyone can see what's inside the walls. After drywall goes up, problems are concealed until something fails.

The One-Year Warranty Inspection

Schedule a warranty inspection at month 10 or 11 — not month 13. Items found are documented and presented to the builder while the warranty is still active. Settling cracks, grading issues after rain, and HVAC performance concerns are common at this stage.

Builder Warranty vs. Resale Seller

In Utah resale transactions, sellers have no contractual obligation to make inspection repairs. In new construction, your purchase contract includes builder warranty provisions requiring the builder to correct deficiencies. Read your contract carefully. Document everything in writing.

Questions about buying new construction in Utah County? Let's chat →

Frequently Asked Questions

Do I need a home inspection on a brand new home in Utah County? Yes. 65% of newly constructed homes have issues identified during inspection and 24% fail the first inspection entirely. Municipal code inspections check minimum standards. A private inspection goes much deeper.

What are the most common new construction inspection findings in Utah County? Grading and drainage, roof installation errors (8 of 14 homes in one Eagle Mountain community had roof issues), attic insulation deficiencies including homes that closed with no insulation after city inspection, HVAC not commissioned, missing GFCI and AFCI electrical protection, plumbing issues, and finish work items.

Can a new home pass city inspection and still have major issues? Yes. Municipal inspectors check minimum code standards with limited time. A home can pass city inspection and still have insufficient attic insulation, improper HVAC commissioning, missing GFCI protection, and grading issues.

What is a pre-drywall inspection? An inspection before insulation and drywall are installed — the only time an inspector can see framing, wiring, plumbing, and HVAC before they're concealed. If you're buying a home still under construction, this is the most valuable inspection available.

When should I schedule my builder warranty inspection? At month 10 or 11 — before your one-year warranty expires. Settling cracks, grading issues after rain, and HVAC performance concerns are common findings at that stage.

What is Utah's attic insulation requirement for new construction? Utah's climate zone requires R-49 insulation in attics per current energy code. Have your inspector measure depth at multiple points including near the eaves. Anything materially below R-49 is a builder correction item.

Written by Kat Ashby, Principal Broker and Realtor® at RootQuest Realty LLC in Saratoga Springs, Utah. Kat holds a Utah Division of Real Estate Principal Broker license (Credential #10382396-PB00). She has been actively selling in Utah County since 2020, specializing in buyer and seller representation, new construction, and corporate relocation through Altair Global. She is fluent in English and Portuguese, earned her bachelor's degree in Psychology from Brigham Young University, and lives in the community she sells in.