In Alberta, buyers may hear pre-delivery inspection, deficiency list, or walk-through inspection rather than “snag list.” Whatever the name, the purpose is the same: inspect the home systematically, record incomplete or damaged work, test major systems, and create a clear follow-up record before possession.
A builder walkthrough is important, but it can be easy to overlook a non-operating fixture, poor drainage, unfinished trim, or a problem that is difficult to see. Use this checklist alongside the builder’s forms and your purchase documents. Alberta guidance describes the pre-delivery inspection as a joint walkthrough before closing or settlement, covering contract completion, major systems, and items that are damaged, incomplete, missing, or not operating properly. Read the official pre-delivery inspection guidance for Alberta terminology.
Quick summary
- Bring the contract, specifications, builder forms, camera, charger, flashlight, tape measure, and a way to record item numbers.
- Check the exterior, roofline, drainage, structure, mechanical systems, electrical, plumbing, ventilation, finishes, windows, doors, and appliances.
- Record every issue with an exact location, detailed description, photo, operating symptom, date, responsible party, and follow-up date.
- Separate incomplete or damaged work found before possession from problems that appear later during the warranty period.
- Consider an independent new construction or warranty inspection when time, access, technical systems, or your confidence limits the walkthrough.
Snag list vs. Alberta’s pre-delivery inspection
A personal snag list is your working checklist. The pre-delivery inspection is the formal process in which the builder and homeowner review the property together. Your notes help you notice and describe issues, but they do not replace the builder’s documentation, purchase contract, or agreed process for correcting deficiencies.
Compare the finished home with the contract, plans, specifications, upgrade selections, and included appliances. Look for visible damage, incomplete or missing work, items that do not operate correctly, and features that do not match what was agreed.
Do not assume that “new” means defect-free. A new home can still have unfinished work, installation problems, water entry, settlement indicators, wiring concerns, HVAC issues, insulation gaps, or damaged finishes. Alberta advises buyers to consider inspecting plumbing, electrical, heating, cooling, roofing, and siding before closing. Alberta’s home-buying guidance provides useful context.
Before the walkthrough: prepare your checklist and evidence kit
Ask the builder how much time is scheduled, whether all areas will be accessible, and how unresolved items will be recorded. Request access to the garage, attic access points, utility areas, exterior spaces, storage areas, and every room. If an area is unfinished or inaccessible, record that fact rather than treating it as inspected.
Bring your purchase agreement and specifications, upgrade selections, appliance list, builder deficiency form, phone or camera, charger, flashlight, tape measure, notebook, and comfortable shoes. A small level or outlet tester may be useful where permitted, but do not interfere with equipment or open electrical panels. Your role is to observe and document safely.
New home snag list checklist: room by room
Move through the home in one direction, completing each area before moving on. Using the same sequence makes the inspection repeatable and reduces omissions.
Exterior, roof, foundation, and drainage
- Cladding and trim: Look for cracked, loose, stained, scratched, incomplete, or poorly aligned siding, brick, stucco, fascia, soffits, flashing, caulking, and trim.
- Doors and openings: Check exterior doors, locks, thresholds, weatherstripping, screens, garage doors, remotes, and visible seals.
- Grading and drainage: Look for water collection beside the foundation, downspouts discharging too close to the home, missing extensions, blocked drains, or unfinished landscaping affecting drainage.
- Foundation and lower levels: Note visible cracks, water marks, dampness, damaged parging, exposed materials, or incomplete finishing. Do not diagnose the cause from appearance alone.
- Decks, stairs, and railings: Check stability, damage, missing components, unfinished surfaces, guards, handrails, and lighting where included.
- Roofline: From a safe location, observe roofing, flashing, vents, gutters, downspouts, and visible damage. Never climb an unsafe roof to complete a checklist.
Inaccessible roof areas may need professional review. A drone roof inspection can provide additional exterior observations where appropriate, but it does not replace a full inspection of accessible components or confirm concealed conditions.
Mechanical, electrical, plumbing, and ventilation systems
- Heating and cooling: Operate thermostats where permitted. Check that heating and cooling respond, and note unusual noises, weak airflow, damaged registers, or inaccessible equipment.
- Ventilation: Test bathroom fans, kitchen exhaust, laundry ventilation, fresh-air equipment, and visible ducts. Record fans that are noisy, weak, loose, or not operating.
- Electrical: Test accessible switches, lights, receptacles, exterior outlets, garage outlets, and safety devices according to the builder’s instructions. Record dead outlets, loose plates, flickering lights, damaged fixtures, or missing covers.
- Plumbing: Run taps, flush toilets, check water flow and drainage, inspect beneath sinks for visible leaks, and confirm shut-off valves are accessible.
- Equipment and controls: Confirm that specified water heating, furnace, air conditioning, sump, humidifier, and other equipment are present, accessible, labelled, and operating as expected.
- Safety observations: Note missing smoke or carbon monoxide alarms, damaged handrails, blocked exits, exposed wiring, or other obvious safety concerns.
A walkthrough can identify symptoms, but it cannot reveal every concealed defect or guarantee technical compliance. Avoid moving, disassembling, or modifying equipment.
Interior finishes, rooms, windows, doors, and appliances
- Walls and ceilings: Look for dents, cracks, nail pops, uneven drywall, poor paint coverage, stains, damaged corners, unfinished joints, or signs of moisture.
- Floors and stairs: Check scratches, chips, uneven transitions, loose flooring, damaged grout, unfinished edges, stair defects, and incomplete railings.
- Kitchens and bathrooms: Inspect cabinets, hinges, drawers, counters, backsplashes, sinks, faucets, mirrors, toilets, tubs, showers, caulking, and ventilation.
- Windows and doors: Open and close each one. Check locks, screens, glass, gaps, trim, latches, hinges, and weatherstripping.
- Appliances: Confirm supplied appliances match the specifications, are undamaged, have required connections, and complete a basic cycle where permitted.
- Storage and finishing: Check closets, shelving, utility rooms, basement areas, insulation visible at access points, and promised built-ins.
Replace vague notes such as “bad paint” with useful descriptions, such as: “Primary bedroom, north wall beside the window, 20-centimetre unpainted patch with visible drywall compound.”
How to record each deficiency for follow-up
Give every issue its own number. Photograph the wider location first, then take a closer image showing the defect. Include a measurement or scale when it helps communicate size, and keep the original files.
| Record | What to write |
|---|---|
| Location | Room, wall, fixture, elevation, or exterior area. |
| Condition | What is incomplete, damaged, missing, misaligned, stained, or not operating. |
| Evidence | Photo or video number, measurement, symptom, and date observed. |
| Priority | Safety or water concern, system failure, incomplete work, cosmetic defect, or further assessment. |
| Follow-up | Builder contact, promised action, target date, and recheck date. |
Ask the builder representative to acknowledge the list and explain how corrections will be tracked. Keep copies of forms, emails, photos, videos, and updated deficiency lists.
What to raise before possession and what to track during warranty
Before possession, focus on work that is incomplete, damaged, missing, or not operating during the walkthrough. Compare the home with the contract and specifications, and ask how unresolved items will be handled.
After occupancy, continue watching for water entry, cracking, settlement symptoms, heating or cooling problems, ventilation concerns, leaks, and other changes. Alberta advises homeowners to record issues with photos or video, describe symptoms or damage, check coverage dates, and contact the warranty provider promptly. Use Alberta’s maintenance guidance when creating your post-possession record.
Alberta’s warranty overview states that minimum coverage includes one year for labour and materials defects, but applicable coverage, processes, and dates depend on the home and warranty arrangements. Review your documents and contact the warranty provider rather than assuming every deficiency is treated the same way. Check the current Alberta warranty overview.
When a professional new construction inspection adds value
An independent inspection can help when the walkthrough is short, the property is large or technically complex, access is limited, or you are unsure how to evaluate structure, roofing, HVAC, insulation, drainage, plumbing, or electrical systems.
The builder walkthrough documents completion and deficiencies against the contract. An independent inspector provides an impartial assessment of observable conditions. Neither process guarantees a defect-free home, complete code verification, or a successful warranty claim.
For Alberta buyers, a new construction inspection can complement a snag list by reviewing broader systems and using thermal imaging or moisture detection where appropriate. Spot On Inspections & Reviews states that its services include new construction and warranty inspections, with digital reports containing photos, explanations, and recommendations.
The best times to inspect a new home
- Before or during the builder walkthrough: Review the contract and prepare questions.
- Near completion: A professional inspection may identify system or installation concerns that a finish-focused walkthrough misses.
- After possession: Operate the home through normal use and record new symptoms promptly.
- During the warranty period: Recheck listed items and document emerging concerns before relevant dates pass.
Final checklist: what to do after the walkthrough
- Review every room and exterior area against your contract and checklist.
- Submit the completed deficiency record through the builder’s stated process.
- Keep copies of acknowledged forms, emails, photos, videos, and completion dates.
- Separate unresolved builder items from new post-possession observations.
- Recheck repairs and record whether each item is complete or unresolved.
- Contact the warranty provider promptly about applicable concerns.
If you are deciding whether to add independent support, review how home inspection cost in Calgary can vary by property size, condition, complexity, and scope. Ask for the current price and deliverables for your specific home.
For a broader home-buying planning reference, you can also review this home buyer checklist alongside your property-specific inspection records.
Frequently asked questions
Do new homes in Alberta need an independent inspection?
Not every buyer chooses one, but new homes can still have incomplete work, damaged finishes, installation problems, or systems that do not operate correctly. Independent support may be worthwhile for complex properties or tight timelines.
Is the builder’s pre-delivery walkthrough enough?
It is important, but it is not the same as an independent inspection. Use your own checklist and consider professional support if you cannot confidently assess technical systems or inaccessible areas.
What should I bring?
Bring the contract, specifications, upgrade list, builder forms, phone or camera, charger, flashlight, tape measure, notebook, and questions. Ask what testing is permitted.
When should I book a new construction inspection?
Book early enough to allow access and time to review findings before possession or a warranty deadline. Useful opportunities may occur near completion, around the walkthrough, and during the warranty period.
What if I discover a defect after possession?
Photograph or video it, describe the symptoms and location, note the date, retain communications, check coverage dates, and contact the builder or warranty provider promptly.
Can thermal imaging or a drone inspection replace a standard inspection?
No. These tools can add information in suitable conditions, but they do not replace a systematic inspection of accessible structure, finishes, plumbing, electrical, HVAC, windows, doors, and other components.
Use the snag list to create a clear follow-up record
The strongest new home snag list is not a collection of rushed notes. It compares the finished property with the contract, tests what can be operated safely, identifies exact locations, preserves evidence, and assigns a next step to every unresolved item.
For Alberta buyers, use “snag list” as a familiar search term, but prepare for the builder’s pre-delivery inspection and deficiency-list process. Match independent support to the home’s complexity, access, timeline, and your confidence in evaluating technical systems.
Spot On Inspections & Reviews provides new construction and warranty inspections in Alberta, including digital reports with photos, explanations, and recommendations.