Buying a new-build in NM? City inspection catches code minimums — not warranty-voiding install shortcuts. I audit the roof before shingles go on, then again at final punch-list, so the builder fixes it on their dime instead of you fixing it on yours.
Pre-shingle underlayment, ice/water, valley metal, and drip edge audit
Manufacturer install-spec verification (nail count, exposure, starter course)
Flashing detail check at every roof-to-wall, chimney, and penetration
Ventilation ratio verification per IRC 1:150 or 1:300
Final punch-list: exposed nails, missing sealant, debris, gutter alignment
Written report with photo grid — builder-fixable before you sign off
Two-visit standard inspection: pre-shingle (after underlayment, ice/water, valley metal, drip edge, flashing) and final (after shingles/tile, ridge cap, sealant, cleanup). Pre-shingle audit: underlayment type + lap direction, ice/water at eaves per IRC R905.1.2, valley metal size + fastening, drip edge continuity, step + counter-flashing at all walls and chimneys. Manufacturer install-spec verification against the printed spec sheet (nail count per shingle, nailing zone, exposure, starter course type, hip/ridge product). Ventilation calc: intake NFA vs exhaust NFA, ratio to attic sq ft, baffle presence at every rafter bay. Final walk: exposed nails, missing sealant on flashings, boot sealant, ridge cap alignment, debris cleanup, gutter alignment and slope, downspout tie-in. Written report + photo grid delivered same-day with punch items ranked builder-actionable vs owner-elective.
Buyers under contract on a new-build home in ABQ, Rio Rancho, Los Lunas, Santa Fe, Las Cruces. Owners taking final walk-through before builder sign-off. Buyers who suspect the builder used a lowest-bid roofing sub. Second-owners still inside the 1-year builder warranty period. Investors buying multiple new-build units.
Single-Visit Final Punch-List — $349 Two-Visit Pre-Shingle + Final — $549 With attic ventilation report — $649 Most new construction inspections are $349–$649. A single warranty-voiding install shortcut caught pre-shingle typically saves $6k–$20k in year 5–10.
City inspectors verify code minimums — they don't check craftsmanship, warranty compliance, or manufacturer install specs. I've documented builder-crew shortcuts that passed a city framing/final inspection but voided the shingle manufacturer's warranty on day one. The city cares if it meets IRC. I care if it lasts 25 years.
Two-visit inspection is best: (1) after underlayment + flashing + valley metal, before shingles/tile go on, so misses can be corrected without tear-off, and (2) final punch-list before builder sign-off. Single-visit final is fine but you lose the ability to catch buried problems.
Almost always yes — refusing an owner-hired third-party inspection on a new home you're paying $400k+ for is a red flag. I coordinate directly with the site super so it doesn't disrupt schedule. If a builder pushes back hard, that itself tells you something about what's under the underlayment.
Pre-listing & buyer due-diligence reports.
Reserve study + per-unit documentation.
Party-wall + shared-roof attribution.
Step, counter, cricket flashing audit.
I've watched too many neighbors sign contracts they didn't understand for roofs they didn't need. That stops with a written report they own.