Why brand-new homes still have problems

Fresh paint and new appliances feel great, but a house is more than the final look. A new build passes through many hands: framers, roofers, electricians, plumbers, drywall crews, painters, and more. Tight timelines and busy job sites create small gaps that turn into big headaches. Calgary adds its own twist with hail, freeze–thaw cycles, and dry winters. That mix is why independent inspections catch issues that a quick builder walk-through misses.

Framing slip-ups that cause long-term pain

Framing is the skeleton. When it’s off, the house shows it later. Common finds:

• Studs out of plane: wavy walls that fight cabinets and tile.
• Missing or weak headers: doors and windows that bind or crack drywall.
• Poor load paths: point loads that don’t land on proper support.
• Loose connectors: nails where structural screws or straps should be.

Pre-drywall is the best time to spot this. Once board goes up, fixes get harder and more expensive.

Roof and flashing errors that invite water

Roofs in Calgary take hail and heavy snow. Small install misses lead to leaks fast.

• Short or mis-nailed shingles: blow-offs in the first storm.
• Weak flashing at chimneys and walls: capillary leaks that stain ceilings.
• Improper valley details: water driven under shingles during wind and melt.
• Vent boots not sealed: slow drips that rot the deck.

From the attic, inspectors look for daylight at flashings and dark rings around nails, both signs of moisture.

Windows, doors, and air leaks

New windows should be tight. Yet these mistakes show up a lot:

• No back dams or sill pans: water runs into walls instead of out.
• Skipped sealant or wrong foam: drafts and noise.
• Poor shimming: frames rack, sashes rub, locks misalign.

In a dry prairie winter, even small gaps turn into icy corners and high bills.

Insulation gaps and missing air sealing

Energy loss is often an install problem, not a materials problem. Typical finds:

• Voids above top plates: warm air escapes into the attic.
• Uneven batts around wires and boxes: thin spots that create cold streaks.
• Crushed insulation at eaves: pretty soffit vents, poor airflow.
• Leaky attic hatches: dusty rings and frost on the deck in January.

Thermal imaging during a cold snap makes these misses stand out like a map.

HVAC placement and setup mistakes

Comfort depends on design and install. Common problems:

• Undersized returns: rooms that never feel right.
• Long flex runs with sharp bends: weak airflow to bedrooms.
• Unsealed duct joints: heat dumped into the basement instead of living space.
• Thermostat in a dead zone: short cycles and uneven temps.

An inspector checks filter size, burner area, venting, and simple balance clues like room-to-room pressure changes when doors close.

Plumbing rough-in errors that hide for months

Water is sneaky. Small misses show up as stains long after move-in.

• Loose P-trap joints: slow drips under sinks.
• Poor slope on drains: gurgling, slow lines, and sewer smells.
• Cross-threaded supply lines: leaks that start the first time someone bumps the shutoff.
• Missing hammer arrestors: pipe clatter that wears joints.

Pre-drywall checks help, and a final water run-through catches fixtures that were set in a rush.

Electrical shortcuts that raise risk

New houses should meet modern safety rules. Field reality can slip:

• Miswired GFCI/AFCI protection: safety devices that don’t trip when they should.
• Poor labeling: panels that leave owners guessing during an outage.
• Loose terminations: heat at breakers or outlets later.
• Driver screws through cables: damage hidden behind drywall.

Inspectors pop covers, test protection where safe, and flag any field fixes that look like guesswork.

Grading and drainage that push water to the house

Pretty sod, poor slope. It happens all the time.

• Back-pitched walks and patios: water against the foundation.
• Short downspouts: meltwater right at the wall.
• Window wells with no gravel: silted drains and wet basements.

Exterior fixes cost less before landscaping firms leave the site for good.

Garage and fire-safety details

Small misses matter where cars and fuel live.

• Unsealed drywall joints on garage walls/ceilings: weak fire barrier.
• Self-closing hinge missing on the house door: door left ajar to fumes.
• Gaps at attic access from garage side: exhaust into the house envelope.

Stairs, railings, and fall hazards

Code-level clearances are there for a reason. Inspectors often see:

• Loose newel posts: shaky rails within weeks.
• Wide baluster spacing: child safety risk.
• Uneven risers: trip points that drive people crazy.

Tile, paint, and “almost done” finishes

Cosmetics tell a story about pace and pride. Patterns to watch:

• Hollow tiles at showers: weak bond and early leaks.
• Grout without proper seal at corners: cracking and water entry.
• Caulk over gaps that wanted backing: splits within a season.
• Paint on hardware and glass: rushed masking, rushed schedule.

Finish issues are fixable, but they often sit on top of deeper misses. A report with photos helps set a clean punch list.

Why pre-drywall is the power move

This is the stage that pays you back. With framing open, you can see:

• Load paths, headers, and hangers.
• Routing of plumbing and electrical.
• Air barrier at rim joists and top plates.
• Bath fan ducts that vent outside, not into the attic.

Fixes at this point cost a fraction of post-move repairs. Ask for a pre-drywall slot in the build schedule, not after the fact.

Final walk-through: details that change daily life

Near possession, the focus shifts to function:

• Windows and doors: smooth operation, tight seals, aligned locks.
• Water run: every tap, every drain, showers on hot for a few minutes.
• Appliance basics: run cycles for dishwasher and laundry where possible.
• Safety gear: smoke and CO alarms present, dated, and tested.

Bring blue tape for quick mark-ups, then let the inspector write the formal list with photos and priorities.

Warranty is only as strong as your paper trail

Most builders offer staged coverage. The clock starts the day you take possession. A report at 30 days catches punch-list items. A report near 1 year locks in workmanship issues before that window closes. Keep copies of reports, emails, and repair photos in one folder. When a claim comes up, you’ll have proof, not guesses.

How to work with your builder without drama

Clear notes and a calm voice go a long way. Group items by system: roofing, exterior, plumbing, electrical, HVAC, finishes. Add photos with arrows and short captions. Ask for dates, not “soon.” If access limits blocked parts of the inspection, request a follow-up slot. Builders respond better to organized lists than long rants.

What to bring to site days

Simple gear makes field checks easier:

• Phone with flashlight and a notes app.
• Ball cap and shoes with grip for dusty floors.
• Measuring tape for appliance gaps and furniture fit.
• Small level to spot obvious tilts at counters and sills.

Fast checklist you can save

• Framing straight, headers present, connectors tight.
• Roof flashings tight; valley details neat; vents sealed.
• Windows/doors shimmed and sealed; sills flashed.
• Insulation even; air sealing at plates and hatches.
• HVAC returns sized well; ducts sealed; thermostat well placed.
• Plumbing traps tight; drains sloped; no mystery smells.
• Panel labeled; GFCI/AFCI tested; no loose terminations.
• Lot slopes away; downspouts long; window wells drained.
• Garage fire barrier intact; self-closing door works.
• Stairs solid; rails tight; baluster spacing safe.
• Tile bonded; grout and caulk clean; no paint on hardware.

The payoff for catching misses early

A careful look now saves years of small annoyances and big repair bills. New homes are exciting, and they should be. With open eyes and a solid inspection, you get the fun part—move-in day—without the “why is this door rubbing again?” frustration. That balance is the goal: a house that looks new and lives right.