New does not mean flawless. An independent inspection before closing is the last point at which the builder still has a reason to fix things.
A municipal sign-off confirms code compliance at specific checkpoints. It is not a condition assessment of the finished home, and it is not performed on your behalf.
A full walkthrough of the finished home before you close, documenting defects, incomplete work and installation problems while the builder's punch-list process is still open.
Electrical, plumbing, heating and cooling, and ventilation as installed. New systems fail early most often because of installation error, not because of the equipment.
Roof, flashing, windows and doors, grading and drainage, and interior finish quality. Drainage mistakes on a new build are cheap to correct at handover and expensive to correct after landscaping.
Before closing is the most common and most useful timing, because open items can still be assigned to the builder. Phase inspections during construction are also possible when access allows.
A written report within 24 hours with photographs, organized so it can be handed directly to the builder or your attorney as a punch list.
A municipal sign-off checks code compliance at set checkpoints; it is not an independent condition assessment done for the buyer. An inspection documents defects while the builder can still be asked to correct them.
Most commonly before closing, while the builder's punch-list process is still open.