New Home Pre-Delivery Inspection in BC: What to Check and Record

Before you get the keys to a new home or condo, the builder or developer usually walks you through the unit. This is often called a pre-delivery inspection, or PDI. It is your best chance to spot problems while the unit is empty and the builder is still on site.

This article explains what the walkthrough is for, what deficiencies commonly turn up, how to record them, and how the statutory warranty in British Columbia fits in. It is general information, and your purchase agreement may add its own terms.

This article covers the law of British Columbia.

What a pre-delivery inspection is for

A pre-delivery inspection is a walkthrough of the finished unit before you complete the purchase and take possession. The goal is to list anything unfinished, damaged or not as promised, so the builder can fix it. The list is often called a deficiency list.

The walkthrough is not the same as a warranty claim. A deficiency list is a practical record of visible items. Warranty coverage is a separate legal protection for defects that appear or are found later. Your purchase agreement should say what happens to items on the list, so read it before the day.

Before you signed, the developer of a presale development was required to give you the disclosure statement, a reasonable chance to read it, and to obtain your written acknowledgment of receipt. Keep that statement and your agreement handy, because you will compare the finished unit against them.

Common deficiencies to look for

Go slowly and plan for a couple of hours. Look at every room, every surface and every fixture. Typical items include:

• Paint touch-ups, drywall cracks, dents, nail pops and uneven finishes
• Scratches or chips on floors, counters, cabinets, tubs, sinks and appliances
• Doors and windows that stick, do not lock, leave gaps or show condensation between panes
• Caulking missing or poorly applied around tubs, showers, windows and trim
• Taps, toilets and drains that leak, run slowly or have weak pressure
• Light switches, outlets, fans, smoke alarms and the heating system that do not work
• Signs of moisture such as stains, soft spots or musty smells
• Items that differ from your agreement, such as fixtures, finishes or appliances

Some items matter more than others. Warranty rules single out the electrical, plumbing and HVAC distribution systems, exterior cladding, caulking, and windows and doors that could cause detachment or material damage. Take extra time with those, and point out any sign of water getting in, because building envelope coverage addresses water penetration that causes or is likely to cause material damage.

How to record what you find

A written, specific record is far more useful than a verbal promise. Write the room, the item and the problem in plain words, and take dated photos or video of each. Ask the builder's representative to sign or initial the list, and keep your own copy.

• Bring a flashlight, a phone charger to test outlets, a tape measure and painter's tape to mark spots
• Number each item and match each number to a photo
• Write down the name of the person who attended for the builder
• Note anything the representative says will be fixed and when
• Do not rely on the list being complete; later problems can still arise

Warranty coverage after you move in

A new home generally must be registered for home warranty insurance covering at least 2 years for materials and labour, 5 years for the building envelope including water penetration, and 10 years for structural defects. The first layer is staged: 12 months for defects in materials and labour and code violations (15 months for strata common property), and 24 months for items such as electrical, plumbing and HVAC distribution systems, exterior cladding, caulking, and certain windows and doors.

Warranty is not unlimited. Permitted exclusions include landscaping, roads and site grading, and defect exclusions include normal wear, normal shrinkage and damage caused by an owner or third party. Owner builders building for personal use are an exception and need not obtain warranty insurance.

To claim, give written notice with reasonable detail to both the warranty provider and the builder within a reasonable time after you discover the defect and before coverage expires. You cannot be required to pay a deductible or sign a release for covered repairs.

What to do next

• Reread your purchase agreement for what it says about inspections, deficiency lists and completion
• Consider bringing a qualified inspector or a knowledgeable friend to the walkthrough
• Record every item in writing with photos before you accept possession
• Keep your warranty documents and diarize the coverage dates
• Send written notice of any later defect to both the warranty provider and the builder
• If the builder refuses to fix major items or you are unsure about closing, speak to a lawyer before you complete

Frequently asked questions