A PDI inspection is your one formal walk-through of a new home with the builder before you get the keys, and most buyers only get to do it once. In Vaughan, Markham, Milton and Whitby, where whole subdivisions and condo towers close within weeks of each other, we see the same handful of mistakes come up again and again: rushed walk-throughs, vague notes on the form, and missed warranty forms in the first year. Below, Yama Nehan, a Certified and Registered Home Inspector with 15 years of home inspection experience, walks through seven PDI mistakes new home buyers make and how an independent inspection helps you avoid them.

Key takeaways

  • The pre-delivery inspection (PDI) happens before possession with a builder representative, and the items you list on the PDI form become your record of the home’s condition on that day.
  • Write every item down clearly, with its location. Damage that isn’t recorded at the PDI can be harder to raise later.
  • The PDI is not the end. Under the Tarion warranty you also have the 30-day form and the year-end form, plus 1-year, 2-year and 7-year coverage.
  • An independent inspector works for you, not the builder, and looks at grading, attic, mechanical systems and details a builder walk-through often skips.
  • Tarion’s rules and forms can change. Always check Tarion’s current guidance and your purchase agreement for exact timelines.

What the PDI is (and what it isn’t)

For a new freehold home or a new condo unit in Ontario, the builder walks you through the home before possession. You and the builder’s representative note anything damaged, missing, incomplete or not working on the PDI form, and you both sign it. That form is a snapshot: it shows the home’s condition on that date so nobody argues later about whether a chipped tub or a cracked tile happened before or after you moved in.

What the PDI isn’t is a full inspection. The builder’s rep is usually on a tight schedule with several homes that day, and the walk-through tends to focus on finishes. Nobody is going into the attic, checking how the lot drains or running the furnace through a full cycle. That’s the gap an independent home inspection fills. If you want the bigger picture of what a new-build inspection covers, see our guide to new home inspection in Mississauga, Brampton, Oakville and Burlington; this post is about the mistakes.

PDI with the builder vs an independent inspection

PDI with the builder Independent home inspection
Who it works for Run by the builder’s representative Works only for you, the buyer
Main focus Visible finishes, damage and missing items Structure, roof, attic, grading, plumbing, electrical, heating and cooling, plus finishes
Typical time Often an hour or less Usually a few hours, depending on the home
Attic and roof Rarely looked at Checked where safely accessible
What you get The signed PDI form A written report with photos within 24 hours
Best used for Recording the condition at possession Building your PDI list and your 30-day and year-end warranty forms

7 PDI mistakes new home buyers make

1. Treating the PDI as a quick tour

Buyers are excited, the kitchen looks great, and the rep is moving fast. Forty minutes later the form is signed with three items on it. Slow down. Open every door and window, run every tap, flush every toilet, try every light and outlet you can reach, and look at the floors in daylight. You’re allowed to take the time you need. If the rep is rushing, say so politely and keep going.

2. Writing vague notes on the PDI form

“Scratch in kitchen” doesn’t help anyone. “Scratch, about 10 cm, on the left side of the island countertop facing the window” does. Write the room, the exact location and what’s wrong. Take a dated photo of each item and keep your own copy of the signed form. A situation we often see is a buyer who remembers raising something at the PDI, but it isn’t on the form, and that makes the follow-up conversation with the builder much harder.

3. Only looking at finishes

Paint touch-ups and cabinet doors matter, but they’re not where the expensive problems hide. On new builds in Vaughan, Markham, Milton and Whitby, the items we flag most often are less obvious:

  • Lot grading that slopes toward the foundation, or downspouts that dump water right at the wall
  • Thin or displaced attic insulation, and bathroom fans not vented to the outside
  • Missing or poorly sealed caulking around windows, doors and exterior penetrations
  • Garage-to-house doors that don’t close and latch on their own
  • GFCI outlets that don’t trip or reset, and missing cover plates
  • Furnace or air handler filters full of construction dust
  • Hardwood or vinyl plank floors that dip or bounce in spots

None of these show up on a quick finishes walk-through, and several of them can lead to water problems in the first couple of years.

4. Not getting an independent inspection at all

“It’s brand new, what could be wrong?” is the line we hear most. New homes are built fast, by many trades, and the last trade through isn’t always the one who checks the work of the others. An independent inspection gives you a clear, photo-backed list before the PDI, so you walk in knowing exactly what to point out. Ask your builder ahead of time what they allow on site. If an inspection can’t happen before possession, book one as soon as you have the keys, while there’s still time for your 30-day form.

5. Forgetting the 30-day and year-end forms

Many buyers think the PDI is their only chance. It isn’t. Under the Tarion warranty, you can submit a 30-day form in the first 30 days after possession and a year-end form near the end of your first year. Those forms are how you report warranty items that show up after you move in: nail pops, cracks in drywall, doors that stick after the first heating season, a window that fogs or leaks. Check Tarion’s current rules for the exact submission windows and the builder’s repair period, because missing a window can limit your options.

6. Not knowing what each warranty period covers

In general terms, Ontario’s new home warranty has three layers:

  • 1-year: the home is free from defects in work and materials, fit for living in, and built to the Ontario Building Code.
  • 2-year: water getting into the basement or through the building envelope, defects in electrical, plumbing and heating delivery and distribution systems, and certain defects in exterior cladding, among other items.
  • 7-year: major structural defects.

The details, exclusions and limits matter, so read Tarion’s current coverage information rather than relying on a summary. The practical point: if you notice water staining near a basement wall in month 18, that may still be worth reporting. Don’t assume it’s too late.

7. Assuming the condo corporation or builder will catch everything

New condo buyers in Vaughan and Markham towers, and in the newer mid-rises going up in Whitby, often assume the building’s management will handle any issue. Your unit is your responsibility to check and report. Shared areas like the roof, garage and amenities are generally dealt with through the condo corporation, but problems inside your suite, such as a leaking dishwasher connection, a balcony door that won’t seal or a missing smoke alarm, are on you to record. Our condo inspections focus on the unit itself.

New home PDI checklist

Bring this list, a pen, painter’s tape, a phone charger and a small flashlight.

  • Confirm the date and time of the PDI with the builder in writing
  • Bring your independent inspection report, if you have one, and match each item on site
  • Walk the exterior first: grading, downspouts, driveway, brick and siding, caulking, exterior taps
  • Open and close every window and door; check locks, screens and weatherstripping
  • Run every tap, shower and toilet; look under sinks for drips
  • Test light switches, outlets and GFCI outlets; locate the electrical panel
  • Check smoke and carbon monoxide alarms on every level
  • Look at floors, stairs and railings for damage, gaps and movement
  • Check countertops, tubs, tile, mirrors and appliances for chips and scratches
  • Ask where the main water shut-off, furnace and air conditioner are and how they work
  • Write each item on the PDI form with room and exact location
  • Photograph every item and keep your own copy of the signed form
  • Put the 30-day and year-end form dates in your calendar on the day you get the keys

How an independent inspector helps in Vaughan, Markham, Milton and Whitby

Each of these cities has its own new-build pattern. Vaughan and Markham mix large detached homes with condo towers and stacked towns. Milton’s newer subdivisions are full of freehold townhouses and semis on smaller lots, where grading between homes is easy to get wrong. Whitby’s north end keeps adding detached homes and townhouses. The checks are the same, but where the problems show up changes, and an inspector who sees these homes regularly knows where to look first. You can read more on our pages for Vaughan, Markham, Milton and Whitby.

New homes are tightly sealed, so it’s also worth thinking about indoor air. Radon can be present in a home of any age, including a brand-new one. If that’s on your mind, see our home hazard testing page.

Whoever you hire, choose your inspector carefully. Ask about their certifications, how many years they’ve been inspecting, and to see a sample report so you know what you’ll get. Golden Home Inspections follows the InterNACHI Standards of Practice, and you’ll have your report with photos within 24 hours.

Home inspections start from $499 and condo inspections start from $399. The final price depends on the property, mainly its size, age and type.

FAQ

What is a PDI inspection in Ontario?

A PDI, or pre-delivery inspection, is a walk-through of your new home or condo unit with the builder’s representative before you take possession. Anything damaged, missing, incomplete or not working is written on the PDI form, which you both sign as a record of the home’s condition that day.

Can I bring a home inspector to my PDI?

It depends on the builder and the site. Ask the builder in advance what they allow. If an inspector can’t attend, book an independent inspection before the PDI if you can get access, or right after you get the keys so the findings can go on your 30-day form.

What happens if I miss something at the PDI?

It’s not the end of the road. Items that appear after you move in can usually be reported on the Tarion 30-day form or year-end form, and some issues fall under the 2-year or 7-year coverage. Check Tarion’s current rules for exact timelines.

Is a home inspection worth it on a brand-new house?

Yes, for most buyers. New homes are built quickly by many different trades, and problems like poor grading, attic insulation gaps or missing caulking are easy to miss on a builder walk-through but cost more to deal with later.

When should I book a year-end inspection?

Book it a few weeks before your first-year form is due, so you have the report in hand with time to write up the items. Check Tarion’s current guidance for when the year-end form can be submitted.

Book your new home inspection

Getting ready for a PDI or coming up on your first year in a new home in Vaughan, Markham, Milton or Whitby? Call Golden Home Inspections at 647-704-7100, email contact@goldenhomeinspections.ca, or book your inspection online. We’re based in Toronto and serve the whole GTA. Have your address, possession date and PDI date handy, and we’ll help you plan the timing.