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Independent Home Inspections · Northeast Florida

Buying a home? Inspect it independently.

Independent home inspections for buyers and new construction in St. Johns County, with focused inspection points from pre-drywall through the first-year builder warranty.

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New Home Protection · 01

Pre-Drywall Inspection

Before insulation and drywall are installed, Witness Point inspects visible framing and major rough systems while access is open, documenting conditions before much of the work is concealed.

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  • Independent by design
  • No repairs on inspected homes
  • St. Johns County focus

Three roles · Three different purposes

Your builder manages the build. Witness Point reports to you.

Municipal inspections serve the jurisdiction’s code-enforcement process at required stages. The builder manages construction and its own quality-control process. Both have defined roles, but neither is an independent inspection performed for you.

Witness Point works for the client. We inspect and document visible and accessible conditions, then provide a written record of what was observed — without a repair interest or stake in the closing.

Start with your situation

What do you need?

New Home Protection

Independent inspections at the points that matter in a new build.

A new home changes as construction moves forward, and what can be observed changes with it. New Home Protection brings those inspection points into one clear sequence: pre-drywall, final, reinspection when needed, and the 11-month warranty inspection.

The same great room completed: finished walls and ceiling, wood-look floor, kitchen island, and the window wall
Great room of a new home at the pre-drywall stage: open framing, roof trusses, ductwork, and a window wall over a bare concrete slab

  1. Pre-Drywall

    Rough systems in · Walls still open

    Visible framing and major rough systems can be observed and documented before insulation and drywall conceal much of the work.

  2. Final Inspection

    Before the builder walkthrough or closing

    Once construction is substantially complete, Witness Point independently inspects the finished home and documents visible and accessible conditions before final acceptance or closing.

  3. Reinspection

    When needed · After work is reported complete

    A focused return visit to review previously reported items and document their current visible condition after work is reported complete.

  4. 11-Month Warranty

    Near the end of the first year

    Visible and accessible conditions that may have developed since move-in are documented while the builder warranty period is still open.

Each inspection documents visible and accessible conditions at the time of inspection. Witness Point does not replace municipal inspections, certify code compliance, or guarantee that a builder will correct any reported condition.

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How Witness Point communicates

Findings, documented.

Clear reporting separates three things: what was observed, why it matters in practical terms, and the appropriate next step.

Framed wall at the pre-drywall stage, seen from below: a PVC drain pipe rises through the wall top plate, and a large open hole is cut through the plate to the right of it. A black cable runs through the framing behind.

Representative pre-drywall field condition

PRE-DRYWALL · FRAMING

Observed
A large unused plumbing penetration was cut through the wall top plate adjacent to the active drain piping. No repair or reinforcement is visible at the abandoned opening.
Why it matters
Large cuts through a top plate can reduce the member’s continuity. Depending on the wall and the size of the opening, reinforcement may be required.
Next step
Have the builder verify the member and opening dimensions and repair or reinforce the plate with an approved framing detail before the wall is concealed.

Observe. Inspect. Document. Report.

Why Witness Point

The role is the difference.

  • Independent by design

    Witness Point reports to the client. It does not perform repairs on homes it inspects, and no fee depends on what the inspection finds or whether the sale closes.

  • Clear documentation

    Observed conditions are documented in plain language: what was seen, why it matters in practical terms, and the appropriate next step.

  • Built around the property timeline

    Pre-drywall, final, reinspection when needed, and 11-month warranty inspections are organized as one New Home Protection sequence rather than unrelated services.

  • St. Johns focus

    St. Johns County is the primary launch market, with special focus on new construction and builder-warranty inspections.

Service areas

Where Witness Point works

St. Johns County is the primary market, with focused service through the new-construction corridor from SilverLeaf and World Golf Village / CR 210 to Nocatee, RiverTown, and St. Augustine.

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Primary market

  • St. Johns County
  • St. Augustine
  • Nocatee
  • SilverLeaf
  • RiverTown
  • World Golf Village / CR 210

Additional area

  • Palm Coast

Questions

Frequently asked questions

Why inspect a brand-new home?

A new home is reviewed by different parties for different purposes. The builder manages construction, and municipal inspectors serve the jurisdiction’s required inspection process. Witness Point provides an independent inspection for the client, documenting visible and accessible conditions at the inspection point.

When should I schedule a pre-drywall inspection?

Schedule it after framing and major rough plumbing, electrical, and HVAC work are in place, but before insulation and drywall conceal the walls. The key is to inspect while those components are still visible and accessible.

When should I schedule the final inspection?

The final inspection should take place once construction is substantially complete and before final acceptance or closing. Ideally, the home is far enough along that its installed systems and finishes can be evaluated in their completed condition.

What is a reinspection?

A reinspection is a focused return visit after previously reported items are said to be addressed. Witness Point reviews those specific items and documents their current visible condition; it is not another full inspection.

What is an 11-month warranty inspection?

An 11-month warranty inspection takes place near the end of the first year of ownership. It documents visible and accessible conditions that may have developed since move-in while the builder warranty period is still open.

Do you inspect existing homes and condos?

Yes. In addition to new-construction inspections, Witness Point provides Buyer Home Inspections and Condo Unit Inspections. Condo inspections focus on the unit itself; condominium common areas are outside the normal unit-inspection boundary unless separately addressed.

Do you perform repairs?

No. Witness Point does not perform or offer repairs on homes it inspects. The company is paid to observe, inspect, document, and report, without a repair interest tied to what the inspection finds.

Know what you are accepting before the decision is final.

Independent inspections for buyers, new construction, and builder-warranty deadlines throughout St. Johns County.

Schedule an Inspection Call 386-346-0778