Closing on a brand-new home in Sammamish soon? Your final walkthrough is your chance to confirm quality, catch issues early, and lock in clear timelines for fixes before you get the keys. It can feel like a lot, especially with permits, energy documents, and HOA handoffs in the mix. This guide gives you a focused checklist tailored to Sammamish construction, plus practical scripts and tools to keep your punch list tight and effective. Let’s dive in.
Sammamish walkthrough checklist
Use this print-ready checklist on orientation day. Work from exterior to interior, then systems, safety, and paperwork.
Exterior and site
- Confirm positive drainage around the foundation and at downspouts. Downspouts should discharge away from the house or to the approved storm system.
- Inspect driveway, walks, and patios for cracks, settlement, and tripping hazards.
- Check siding, trim, and flashings for gaps, missing caulk, paint defects, and proper flashing at windows, doors, and roof lines.
- Look at the roof, gutters, and downspouts for alignment, secure attachment, and proper discharge points. Verify flashing at penetrations.
- Inspect decks and balconies for secure fasteners, proper ledger flashing, solid stairs, and guard heights that feel safe and solid.
- Test exterior doors and windows for smooth operation, lock engagement, intact weatherstripping, and screens that fit.
- Run irrigation zones if active, verify landscaping matches the plan, and ask who is responsible for plant replacement.
Structure, crawl, and attic
- Note any foundation cracks. Photograph and document locations and sizes.
- Check crawlspace or foundation areas for moisture, standing water, or mold indicators.
- Verify attic insulation type and depth, baffles at eaves, and clear ventilation paths. Ensure the attic hatch fits properly.
- Walk floors to feel for squeaks or deflection. Note loose trim that may indicate movement.
Interior fit and finish
- Open and close every interior door. Look for consistent reveals and smooth hardware operation.
- Inspect cabinets and counters for chips or scratches. Test soft-close features and check sink and counter seams.
- Check flooring for scratches, transitions for height differences, and tile grout and caulk lines for continuity.
- Scan walls and ceilings for paint drips, sanding marks, nail pops, and color consistency.
Mechanical, electrical, plumbing
- HVAC: Run heat, cool, and fan. Ask for the installation sheet, filter size, replacement interval, and whether the system was balanced.
- Water heater: Confirm temperature setting, TPR valve discharge routing, and seismic strapping. Ask about expansion tank if required.
- Plumbing: Run all faucets hot and cold, flush toilets multiple times, test hose bibs, and check under sinks for leaks.
- Electrical: Test outlets, GFCI and AFCI protection in required areas, panel labeling, smoke and CO alarm operation, and lighting controls.
- Ventilation: Verify bath and kitchen fans vent to the exterior, not into the attic. Check duct connections where visible.
- Appliances: Test basic cycles, confirm correct installation and that the anti-tip device is installed on the range.
Safety and habitability
- Test smoke and CO detectors and confirm hardwire with battery backup.
- Check handrails and guards for sturdiness and code-appropriate heights.
- Locate and label main water, gas, and electrical shutoffs. Operate them to ensure they move freely.
- Confirm egress windows are operable and clear.
Garage and mechanical spaces
- Test garage door openers, remotes, and safety reverse sensors.
- Check slab slope toward the garage door and signs of drainage issues.
- Verify clear access to equipment and proper routing of condensation drain lines.
Documentation and warranties
- Collect the Certificate of Occupancy or final inspection sign-off, permit records, and as-built plan set.
- Gather appliance manuals, model and serial numbers, and warranty paperwork.
- Obtain the builder’s written warranty, punch-list form, HOA documents, and any lien waivers handled at closing.
Top 10 don’t-miss items for Sammamish
1) Verify permits and final sign-off
Ask for the City of Sammamish permit history and the Certificate of Occupancy or final inspection sign-off. If the property is outside city limits, confirm King County handled inspections. Keep copies with your closing documents.
2) Confirm grading and stormwater
Walk the perimeter to ensure the soil slopes away from the foundation. Check downspout discharge points. Poor drainage is one of the most common sources of early homeowner issues.
3) Deck and ledger flashing
Look for visible flashing where the deck meets the home. Ask the builder to provide ledger flashing details in writing. Water intrusion at decks is a frequent cause of warranty claims.
4) HVAC balancing and documentation
Run the system in heat and cool modes. Ask for air balancing or commissioning reports if completed, along with filter size and replacement guidance. Unbalanced systems lead to hot and cold rooms.
5) Energy compliance records
If energy efficiency is a selling point, request WSEC-related documentation such as blower door test results, insulation R-values, and any mechanical balancing or duct sealing reports.
6) Water heater safety and setup
Confirm temperature setting, TPR discharge routing, seismic straps, and expansion tank if required by code. Listen for unusual noises during operation.
7) Electrical labeling and protection
Open the panel to verify that circuits are clearly labeled. Test GFCI and AFCI where required. Push the test buttons on smoke and CO alarms to confirm operation.
8) Windows, doors, and weather seals
Operate every window and door. Check locks, weatherstripping, and any signs of double-pane fogging. Proper sealing improves comfort and energy performance.
9) HOA and common areas
Review HOA covenants and clarify who completes and warrants common-area landscaping, sidewalks, and stormwater facilities. Ask about the timeline for final acceptance.
10) Upgrades and options
Compare installed finishes to your sales order. Verify model numbers, finish packages, lighting, plumbing fixtures, and any builder-promised extras are present.
Local permits and energy documentation
In Sammamish, city inspectors review permits and perform inspections for homes within city limits. Before closing, request the permit record and the Certificate of Occupancy or equivalent final sign-off. For homes outside city limits, King County manages permitting and inspections. If the home highlights energy efficiency, ask for energy compliance documentation such as blower door results, insulation R-values, and mechanical balancing reports.
What to bring on walkthrough day
- Smartphone for photos and videos. Record short clips while narrating the issue and location.
- Flashlight, small level, and a simple outlet tester.
- Notepad or tablet for notes. Keep a running punch list with item numbers.
- Measuring tape for verifying clearances and furniture fit.
- Ladder if approved, or ask the builder to open attic access safely.
- Comfortable shoes and water. Plan 60 to 120 minutes or more.
How to write punch-list items
Be precise and tie each item to a clear outcome. Use photos and item numbers.
- Example: “P7 – Kitchen: While running hot water, the pull-down faucet leaks at the base when the head is rotated left. Visible water within 10 seconds. Please repair and repaint the cabinet base to match.”
- Example: “P12 – Primary bath: Grout voids at shower floor near drain. Regrout and seal for a continuous finish.”
Ask the builder to sign and date the punch list, list who is responsible for each item, and provide target completion dates. Confirm who will re-inspect and how completion will be recorded.
Run full system checks
Use your orientation time to run full sequences.
- HVAC: Heat, cool, and fan. Ask about maintenance schedule and filter replacement.
- Plumbing: Test all fixtures, flush all toilets, and check under all sinks after running water.
- Electrical: Test outlets, switches, GFCI and AFCI. Confirm panel labels match room locations.
- Appliances: Run basic cycles and confirm installation details like the range anti-tip device and proper venting.
Safety and code essentials
Confirm smoke and CO detectors are installed in the proper locations and are operational. Check handrails and guards for solidity. Locate and label main water, gas, and electrical shutoffs. Verify egress windows open easily and meet appropriate dimensions for rescue.
After closing: warranties and claims
Most builders offer a written warranty that commonly includes a 1-year limited workmanship warranty, a 2-year systems or mechanical warranty, and a 10-year structural warranty. Coverage varies by builder, so review the document, note start dates, and learn the claim process and response timelines. Register manufacturer warranties for appliances, windows, and HVAC. Submit all punch-list requests in writing with photos, and prioritize safety or water-intrusion items first. If issues remain unresolved, follow the builder’s escalation path. For consumer protection concerns or potential code issues, you can also contact the Washington State Attorney General’s Consumer Protection resources or your local building department.
When to hire an inspector
If you want an independent check, hire a licensed home inspector with new-construction experience for a pre-close inspection. Many buyers also schedule a re-inspection near the end of the 1-year warranty period to catch settlement-related items and finishes that need tune-up.
Common new-home issues
- Cosmetic misses such as nail pops, paint drips, or grout haze.
- Misaligned interior doors or windows that bind after initial settlement.
- HVAC airflow imbalances that leave some rooms warmer or cooler.
- Water intrusion risks at penetrations or deck ledger connections if flashing is incomplete.
- Downspouts or grading that do not move water away from the foundation.
- Minor plumbing leaks at supply lines or traps.
- Incorrect or substituted models for appliances or fixtures.
Ready for your walkthrough?
Your walkthrough sets the tone for a smooth move-in and a strong start to homeownership. Stay focused on drainage, flashing, systems performance, safety, and complete documentation. If you want a second set of expert eyes or help coordinating with the builder, we are ready to assist.
Have questions about a Sammamish new build or want pre-close support? Schedule a consultation with Team Ginn.
FAQs
What should I ask the builder to provide before closing?
- Request the permit record, final inspection sign-off or Certificate of Occupancy, as-built plans, appliance manuals and serials, the written builder warranty, HOA documents, and a punch-list form with timelines.
How do I verify energy efficiency in a Sammamish new home?
- Ask for Washington energy code documentation such as blower door test results, insulation R-values, and any duct sealing or mechanical balancing reports the builder performed.
Which walkthrough issues are most urgent to fix first?
- Prioritize safety and code items, then functional systems like HVAC, plumbing, and electrical, followed by water management issues such as grading, flashing, and leaks.
Should I hire an inspector for a brand-new home?
- Yes, consider a pre-close inspection and a follow-up near the 1-year mark to catch settlement and finish items while they are still within typical warranty timelines.
How do I document punch-list items so they get done?
- Use photos and clear descriptions tied to locations, number each item, request specific outcomes, and have the builder sign and date the list with target completion dates and a plan for re-inspection.
