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Buy
Photo unavailable124 Gulfstream-$48,000Listing brokerageAG One Realty
Photo unavailable29 Lupari-$151,112Listing brokerageBerkshire Hathaway HomeService
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Photo unavailable124 SunnyslopePendingListing brokerageSohoff Realty Corporation
Photo unavailable57 WindchimeComing SoonListing brokerageRealty One Group West
InvestPhoto unavailable124 Gulfstream-$48,000Listing brokerageAG One RealtyPhoto unavailable29 Lupari-$151,112Listing brokerageBerkshire Hathaway HomeService
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New construction · Irvine
Builder contracts, incentives, phase releases, inspections and buyer representation. Go in informed, with an independent advocate on your side.
Book a builder walkIrvine/New homes/Read before you sign
Contract reviewPlain-English read of the builder agreement.
Site walkthroughsPre-drywall and pre-close, on foot.
Independent inspectionsAn inspector who does not work for the builder.Confirmed new-construction communities in Irvine — phase language exactly as the builder publishes it, never estimated.
Walk one with us →
Selling now: Birch, Elm, Alder, Rowan & Laurel collectionsToll Brothers
verify: rate-buydown and closing-cost promotions here change monthly, confirm the current offer directly with the builder's sales desk
Confirmed on each builder’s own community page, checked September 23. Builder names appear for identification only. Photographs are illustrative new-construction street scenes, not photographs of the community named on the card.
Both are good moves for the right buyer. Which one fits comes down to your timeline, your tolerance for a build schedule, and what you are willing to pay for.
Before you offer →
Brand new, warranty from day one, and finishes you pick. Incentives — rate buydowns, design credits, closing-cost help — exist only where a builder publishes them, and we confirm which are actually on the table before you register.
An established street, grown landscaping, a known HOA, and a seller who can negotiate on price and on terms. Condition is the variable — which is exactly what an inspection is for.
A furnished model is a sales tool. These are the things that turn up in new construction once somebody looks behind the finishes.
The inspector’s eye →
RoofingA new roof leaks first where it meets a wall or a vent. Those details go on fast, on a production schedule, and the model home has no ladder next to it.
PlumbingLoose connections, unsupported runs and slab penetrations are open for a few days at framing. After drywall, the first sign is a stain on a ceiling.
StructureEverything moves in the first year. Which cracks are cosmetic shrinkage and which are telling you something about the frame is not obvious from the driveway.
GradingA fresh lot is loose fill. The finish grade, the swale and the downspout discharge decide whether water leaves the house or sits against the slab.
Typical new-construction findings, photographed on real inspections. They are not findings on any community shown on this page. Inspection by inspection.re, founded by Zarko.
Four jobs, from the first model-home visit to the keys. All four cost you nothing extra — the builder pays the commission either way.
Start with a walk →
The builder wrote the agreement and the builder’s lawyer approved it. We read yours before you sign it — deposits, change orders, delivery windows, and what the arbitration clause quietly gives up.
Pre-drywall and again before close, on site and photographed. You see what was actually built, at the two moments a finding can still be fixed for free.
A licensed inspector who is paid by you, not by the builder. Roof to slab, with a written list you can hold the superintendent to.
Register us on your first model-home visit and you keep your own advocate from tour to close. The builder pays commission either way — the only question is who it buys advice for.
inspection.re
Reading a listing from the desk is not an inspection. When you are under contract, the house still has to be walked — roof to slab, by an inspector.
Local expertise. A closer look.
Get an independent review before you sign, and again before you close. We walk the home, look past the finishes, and tell you what to hold the builder to in Irvine’s new-construction communities.
Zarko MaletinDRE #02038779 (CA)InterNACHI certified inspector
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